Commercial Office
New
For Sale
$815,000
3345 Colton Drive Unit A, Helena, MT 59602
Office condominium with multiple naturally lit offices, reception space, two kitchen areas, and dedicated storage.
Property Size3,800 SF
Price / SF$214.47
Days on Market2
Property Features for 3345 Colton Drive Unit A
General Information
Standard status
Active
Size
3,800 SF
Building Details
Building Size
3,800 SF
Year Built
2015
Listing Agency:
Impact Real Estate Montana
(406) 465-8728
Listed By:
Jennifer Williams
Source:
Purewestrealestate
Added: Aug 16
Changed: Aug 17
Last Checked: Aug 17 at 10:15AM
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 Impact Real Estate Montana
Investment Insights
Based on property information with market context.
This commercial office condominium at Cottonwood Business Park was built in 2015 and offers a business-ready configuration with multiple private offices, reception and waiting areas, two kitchen areas, and substantial storage. The suite also includes one half bath and one full bath, with natural light reaching each office.
Located at 3345 Colton Drive, Unit A, in Helena, Montana, the property provides a defined setting for an owner-occupant or business user seeking dedicated office space. High-end finishes are incorporated throughout the interior, complementing the practical layout and range of support areas.
Located at 3345 Colton Drive, Unit A, in Helena, Montana, the property provides a defined setting for an owner-occupant or business user seeking dedicated office space. High-end finishes are incorporated throughout the interior, complementing the practical layout and range of support areas.
Key Highlights
- Commercial office condominium at Cottonwood Business Park
- Built in 2015
- Multiple offices with natural light
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
$40,698
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
4.99%
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%
$813,960
$814.0K
Cap Rate 7%
$581,400
$581.4K
Cap Rate 9%
$452,200
$452.2K
Market Conditions
NOI Build-Up for 3,800 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
$63.8K $16.80/SF
− Vacancy
−$9.6K −$2.52/SF
EGI
$54.3K $14.28/SF
− OpEx
−$13.6K −$3.57/SF
NOI
$40.7K $10.71/SF
Area
Lewis and Clark County, MT
Vacancy
15.00%
Lease Rate
$16.80 /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%
$813,960
Cap Rate 7%
$581,400
Cap Rate 9%
$452,200
Alternative Uses
Best Use
Office B
$581.4K
$508.7K – $678.3K
NOI $40,698 @ 7.0% cap · market cap 4.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$825.5K
$722.3K – $963.1K
NOI $57,784 @ 7.0% cap · market cap 7.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
Explore this area
Business Placement
Demographics for 59602, MT
29,390
Population
12,091
Households
2.4
Avg Household Size
42
Median Age
39%
College-Educated
94%
High-School Grad
524.3 sq mi
ZIP Area
56
Density / Sq Mi
$87,841
Median Household Income
$49,580
Median Earnings
$1,291
Median Rent
$369,800
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 units - Office condominium with multiple naturally lit offices, reception space, two kitchen areas, and dedicated storage.
Where is this office units located?
The property is located at 3345 Colton Drive Unit A Helena, MT.
What is the asking price?
The asking price for this property is $815,000.
What are key features of this property?
This property features: Commercial office condominium at Cottonwood Business Park; Built in 2015; Multiple offices with natural light
