Redeveloped Office Building with Training
New
For Sale
$4,350,000
3320 10th, Great Falls, MT 59405
Office property with conference and training rooms, open cubicle areas, parking, and substantial technology infrastructure.
Property Size24,975 SF
Price / SF$174.17
Days on Market3
Property Features for 3320 10th
General Information
Standard status
Active
Size
24,975 SF
Class
Class A
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$41,226
Amenities
Garage: Alley Access
Alley Access
Building Details
Year Built
1968
Year Renovated
2014
Listing Agency:
Macek Companies Inc.
(406) 282-0240
Listed By:
Mark Macek · License #6296
Source:
Clearwaterproperties
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 8:21AM
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 building combines private offices, conference rooms, training rooms, and open cubicle areas within a property that underwent complete reconstruction and redevelopment in 2014. The building dates to 1968 and includes significant technology infrastructure, with backup generator readiness noted among its operational features.
The property is positioned on 10th Avenue South in Great Falls, near Benefis, Great Falls Clinic, University of Providence, Great Falls College, and Touro Medical School. The site also provides alley access, parking, and traffic circulation serving the office environment.
The property is positioned on 10th Avenue South in Great Falls, near Benefis, Great Falls Clinic, University of Providence, Great Falls College, and Touro Medical School. The site also provides alley access, parking, and traffic circulation serving the office environment.
Key Highlights
- Complete reconstruction and redevelopment completed in 2014
- Combination of offices, conference rooms, training rooms, and open cubicle areas
- Significant 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
Current Use
Location Intelligence
Trade Area within ½ mile
31
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 - Office property with conference and training rooms, open cubicle areas, parking, and substantial technology infrastructure.
Where is this office building located?
The property is located at 3320 10th 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: Complete reconstruction and redevelopment completed in 2014; Combination of offices, conference rooms, training rooms, and open cubicle areas; Significant technology infrastructure in place
