Add Listing
    For Sale
    • For Sale
    • For Lease
    • Sold
    • Property Lookup
    • Brokers
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    3090 E Custer Avenue Helena, MT 59602

    View on Map
    Claim this Listing
    For Sale
    Under Contract
    $159,900

    LAND - Helena, MT

    Lot size:
    0.79 Acres
    Added:
    Jan 22, 2026
    Days on Market:
    100
    Last Refresh:
    May 2 at 6:06 pm

    Property Features for 3090 E Custer Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active Under Contract
    APN
    05188816404030000
    Lot size
    0.79 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    HELENA SCHOOL TRACTS, S16, T10 N, R03 W, Lot 30, E 108' OF S 320'
    Tax Annual Amount
    454

    We can help!

    Listing Contact
    Patti Dess

    Listing agent Patti Dess License #RRE-RBS-LIC-32153

    Listing office Keller Williams Capital Realty 130 Neill Ave, Helena, MT

    Listing date Jan 22, 2026

    MLS# 30064321 Listing URL

    Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Helena Vacant Land Opportunity

    This 0.79-acre vacant lot presents a potential investment opportunity, situated in a convenient location within Helena, Montana. The generous lot size offers flexibility for future development, resale, or a long-term hold strategy. The property is zoned County- Urban Residential Mixed-Use District- R-4 \/R-O- Residential - Office. The location provides easy access to city amenities while maintaining a sense of space and privacy. Given the increasing scarcity of vacant land opportunities of this size, acquiring this property allows for capitalizing on Helena's continued growth.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Law Firm Auto Repair Shop Auto Parts Store Gym & Fitness Center Department Store Pharmacy Storage Facility Garden Center Cafe & Coffee Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Helena
    County
    Lewis and Clark
    State
    Montana
    Longitude
    -111.9835329
    Latitude
    46.6175197

    Nearby Similar for Sale

    • $675,000

      Mixed-Use Property with Large Shop

      One-level home with shop near Helena, offering business potential.
      3660 N Montana Avenue, Helena, MT 59602
      View Details
    • $525,000

      Helena Commercial Corner Lot

      Development opportunity in expanding commercial district with flexible zoning.
      1414 Cherry Avenue, Helena, MT 59601
      View Details
    • $699,000

      Prime Commercial Land in Helena

      High-traffic commercial land with utilities in place, ready to build.
      2216 N Montana Avenue, Helena, MT 59601
      View Details
    • $389,000

      Remodeled Duplex in Downtown Helena

      Remodeled duplex near trails, shops, and cafes in downtown Helena.
      14 & 141/2 S Rodney Street, Helena, MT 59601
      View Details
    • $144,900

      Helena Commercial Lot For Sale

      High-exposure commercial lot in expanding downtown Helena area.
      2000 N Last Chance Gulch, Helena, MT 59601
      View Details
    • $665,000

      Well-Maintained Triplex with Mountain Views

      Triplex with strong rental appeal, desirable amenities, mountain views.
      917 Elizabeth Street, Helena, MT 59601
      View Details
    • $300,000

      Helena, MT Commercial Corner Lot

      Prime commercial corner lot in Helena, suitable for various businesses.
      TBD Lot 7-8 Argyle Street, Helena, MT 59601
      View Details
    • $385,000

      Helena Land with Lake Views

      2.34-acre lot with lake and mountain views in Settlers’ Cove.
      5626 Rainbow Drive, Helena, MT 59602
      View Details
    • $439,900

      Helena Duplex with Remodeled Unit

      Charming Helena duplex, remodeled upper unit, tenant-occupied lower unit.
      1236 Phoenix Avenue, Helena, MT 59601
      View Details
    • $735,000
      3,854 SF

      Craftsman-Style Office Unit For Sale

      Two-story office unit ideal for wellness uses.
      3390 Colton Drive Unit B Helena, MT 59602
      View Details
    • $999,000
      14,338 SF

      Two-Story Flex Building For Sale

      Two-story, 14,338 SF flex building with recent significant improvements.
      1531 National Ave Helena, MT 59601
      View Details
    • $175,000

      Prime Acre in North Valley

      One-acre development opportunity in Helena's desirable North Valley.
      1187 Hunter Road, Helena, MT 59602
      View Details

    FAQs

    What type of property is this?
    Commercial land - 0.79-acre vacant lot with investment potential in Helena, Montana.
    Where is this commercial land located?
    The property is located at 3090 E Custer Avenue Helena, MT.
    What is the asking price?
    The asking price for this property is $159,900.
    What are key features of this property?
    This property features: Rare, large .78‑acre vacant lot.; Strong investment potential in a convenient Helena location.; Zoned for mixed residential and office use (R‑4/R‑O).
    (406) 202-2085
    We can help!
    Listing Contact
    Patti Dess
    Real Estate License ID: RRE-RBS-LIC-32153
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry

    3090 E Custer Avenue, Helena, MT 59602

    letter with green check mark
    Check your email

    We sent you the

    agent's contact details. yellow underline

    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!