Class A Office
For Sale
$1,550,000
3390 Colton Drive #A & B, Helena, MT 59602
Ground-level access, natural light, and adaptable layouts support a polished professional workplace.
Property Size7,894 SF
Price / SF$196.35
Days on Market135
Property Features for 3390 Colton Drive #A & B
General Information
Standard status
Active
Size
7,894 SF
Class
Class A
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$18,350
Amenities
landscaping
vaulted ceilings
natural light
skylights
conference room
kitchenette
private patio
fire pit
storage shed
reception area
Building Details
Building Size
7,894 SF
Year Built
2009
Listing Agency:
Scout Real Estate
(406) 570-6369
Listed By:
Hayden Peirce
(406) 570-6369
Source:
Avatarrealtymt
Added: Apr 1
Changed: Aug 4
Last Checked: Aug 12 at 11:57AM
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 Scout Real Estate
Investment Insights
Based on property information with market context.
This 7,894-square-foot Class A office offering includes two connected units within Cottonwood West Business Park. Both suites have ground-level entrances, with first-floor areas designed for ADA access. Suite B features a reception area with vaulted ceilings, abundant daylight, and larger rooms on the main level. Its second floor connects to Suite A and contains five offices, a bathroom, and a conference room with skylights; approximately 1,800 square feet can remain connected or be separated.
Suite A provides 12 private offices arranged across two floors, along with a conference room, kitchenette, two bathrooms, and a fenced private patio with a fire pit and storage shed. The property also includes on-site asphalt parking and additional street parking. Built in 2009, the building is located at 3390 Colton Drive #A & B in Helena, Montana.
Suite A provides 12 private offices arranged across two floors, along with a conference room, kitchenette, two bathrooms, and a fenced private patio with a fire pit and storage shed. The property also includes on-site asphalt parking and additional street parking. Built in 2009, the building is located at 3390 Colton Drive #A & B in Helena, Montana.
Key Highlights
- 7,894 square feet of Class A office space across connected Suites A and B
- Suite B second floor includes 5 offices, a bathroom, and a skylit conference room
- Approximately 1,800 square feet can be separated from or connected to Suite A
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
$84,545
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
5.45%
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%
$1,690,900
$1.7M
Cap Rate 7%
$1,207,786
$1.2M
Cap Rate 9%
$939,389
$939.4K
Market Conditions
NOI Build-Up for 7,894 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
$132.6K $16.80/SF
− Vacancy
−$19.9K −$2.52/SF
EGI
$112.7K $14.28/SF
− OpEx
−$28.2K −$3.57/SF
NOI
$84.5K $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%
$1,690,900
Cap Rate 7%
$1,207,786
Cap Rate 9%
$939,389
Alternative Uses
Best Use
Office B
$1.21M
$1.06M – $1.41M
NOI $84,545 @ 7.0% cap · market cap 5.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $120,039 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2
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 - Ground-level access, natural light, and adaptable layouts support a polished professional workplace.
Where is this office units located?
The property is located at 3390 Colton Drive #A & B Helena, MT.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: 7,894 square feet of Class A office space across connected Suites A and B; Suite B second floor includes 5 offices, a bathroom, and a skylit conference room; Approximately 1,800 square feet can be separated from or connected to Suite A
