Office Building with Training
For Sale
$4,350,000
3320 10th Avenue S, Great Falls, MT 59405
Reconstructed in 2014 with open work areas, enclosed offices, and supporting technology infrastructure.
Property Size24,975 SF
Days on Market16
Property Features for 3320 10th Avenue S
General Information
Standard status
Active
Size
24,975 SF
Taxes and HOA fees
Annual Taxes
$41,226
Amenities
Backup Generator Ready
Significant Technology Infrastructure
Building Details
Building Size
24,975 SF
Year Built
1968
Year Renovated
2014
Listing Agency:
Macek Companies Inc.
(406) 727-5505
Listed By:
Mark Macek · License #6296
(406) 727-5505
Source:
Montanapropertyangels
Added: Aug 6
Changed: Aug 12
Last Checked: Aug 21 at 3:54AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Macek Companies Inc.
Investment Insights
Based on property information with market context.
This office property at 3320 10th Avenue S in Great Falls combines enclosed offices with conference and training rooms, along with open cubicle areas suited to a larger workplace layout. The building underwent reconstruction and redevelopment in 2014 and includes technology infrastructure plus preparation for a backup generator.
The property offers on-site parking and traffic circulation. Its location is near Benefis, Great Falls Clinic, University of Providence, Great Falls College, and Touro Medical School, placing the office environment among established medical and educational institutions.
The property offers on-site parking and traffic circulation. Its location is near Benefis, Great Falls Clinic, University of Providence, Great Falls College, and Touro Medical School, placing the office environment among established medical and educational institutions.
Key Highlights
- Reconstructed and redeveloped in 2014
- Combination of offices, conference rooms, training rooms, and open cubicle areas
- Technology infrastructure in place
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$201,623
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.64%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,032,460
$4.0M
Cap Rate 7%
$2,880,329
$2.9M
Cap Rate 9%
$2,240,256
$2.2M
Market Conditions
NOI Build-Up for 24,975 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$344.7K $13.80/SF
− Vacancy
−$75.8K −$3.04/SF
EGI
$268.8K $10.76/SF
− OpEx
−$67.2K −$2.69/SF
NOI
$201.6K $8.07/SF
Area
Cascade County, MT
Vacancy
22.00%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,032,460
Cap Rate 7%
$2,880,329
Cap Rate 9%
$2,240,256
Alternative Uses
Best Use
Office B
$2.88M
$2.52M – $3.36M
NOI $201,623 @ 7.0% cap · market cap 4.64%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.86M
$4.25M – $5.67M
NOI $340,228 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
517
Businesses Nearby
Explore this area
Business Placement
Demographics for 59405, MT
33,578
Population
15,260
Households
2.2
Avg Household Size
35
Median Age
29%
College-Educated
94%
High-School Grad
479.4 sq mi
ZIP Area
70
Density / Sq Mi
$60,509
Median Household Income
$37,431
Median Earnings
$947
Median Rent
$236,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Reconstructed in 2014 with open work areas, enclosed offices, and supporting technology infrastructure.
Where is this office building located?
The property is located at 3320 10th Avenue S Great Falls, MT.
What is the asking price?
The asking price for this property is $4,350,000.
What are key features of this property?
This property features: Reconstructed and redeveloped in 2014; Combination of offices, conference rooms, training rooms, and open cubicle areas; Technology infrastructure in place
