R1-S Zoned Land with
For Sale
$315,000
3320 Saddle Rock Road, Butte, MT 59701
R1-S zoned 2.6-acre site with a 2,000 sq ft shop, finished concrete floors, and two wells plus two septic systems.
Property Size2,000 SF
Lot Size2.60 Acres
Price / SF$157.50
Days on Market151
Property Features for 3320 Saddle Rock Road
General Information
Standard status
Active
Size
2,000 SF
Lot size
2.60 Acres
Property subtype
Land
Zoning
R1
Lease Term
Month To Month
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,146
Listing Agency:
ERA Landmark Western Land
(406) 570-6336
Listed By:
Carrie Bryan
(406) 570-6336
Source:
Outlaw
Added: Mar 13
Changed: Aug 8
Last Checked: Jul 8 at 1:34PM
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 ERA Landmark Western Land
Investment Insights
Based on property information with market context.
This R1-S zoned property offers a ready-to-use 2.6-acre parcel with an existing 2,000 sq ft shop. The shop includes finished concrete floors, making it well-suited for workshop, storage, or hobby use.
Two wells and two septic systems are already in place, supporting on-site utility needs for the property’s intended uses. The offering is located at 3320 Saddle Rock Road in Butte, MT.
For buyers seeking land with an existing enclosed building and established site utilities, this site provides a straightforward starting point to plan and develop within the constraints of the R1-S zoning designation.
Two wells and two septic systems are already in place, supporting on-site utility needs for the property’s intended uses. The offering is located at 3320 Saddle Rock Road in Butte, MT.
For buyers seeking land with an existing enclosed building and established site utilities, this site provides a straightforward starting point to plan and develop within the constraints of the R1-S zoning designation.
Key Highlights
- 2.6 acres of R1‑S zoned land ready for your vision
- Includes a 2,000 sq ft shop with finished concrete floors
- Shop space suited for workshop, storage, or hobby use
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
$14,735
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
4.68%
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%
$294,700
$294.7K
Cap Rate 7%
$210,500
$210.5K
Cap Rate 9%
$163,722
$163.7K
Market Conditions
NOI Build-Up for 2,000 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
$18.7K $9.36/SF
− Vacancy
−$1.4K −$0.69/SF
EGI
$17.3K $8.67/SF
− OpEx
−$2.6K −$1.30/SF
NOI
$14.7K $7.37/SF
Area
Silver Bow County, MT
Vacancy
7.40%
Lease Rate
$9.36 /SF/Yr
Expense Ratio
15.00%
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%
$294,700
Cap Rate 7%
$210,500
Cap Rate 9%
$163,722
Alternative Uses
Best Use
Warehouse
$210.5K
$184.2K – $245.6K
NOI $14,735 @ 7.0% cap · market cap 4.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$435.9K
$381.4K – $508.5K
NOI $30,512 @ 7.0% cap · market cap 9.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Explore this area
Business Placement
Demographics for 59701, MT
33,937
Population
16,834
Households
2
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
509.7 sq mi
ZIP Area
67
Density / Sq Mi
$56,799
Median Household Income
$34,793
Median Earnings
$811
Median Rent
$219,200
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential land & home lot - R1-S zoned 2.6-acre site with a 2,000 sq ft shop, finished concrete floors, and two wells plus two septic systems.
Where is this residential land & home lot located?
The property is located at 3320 Saddle Rock Road Butte, MT.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 2.6 acres of R1‑S zoned land ready for your vision; Includes a 2,000 sq ft shop with finished concrete floors; Shop space suited for workshop, storage, or hobby use
