Two-Story Office Suite with ADA
For Sale
$715,000
3390 Colton Drive B, Helena, MT 59602
Ground-level ADA-accessible office suite with reception, multiple rooms, five offices, a conference room, and parking.
Property Size3,854 SF
Price / SF$185.52
Days on Market145
Property Features for 3390 Colton Drive B
General Information
Standard status
Active
Size
3,854 SF
Property subtype
Commercial
Zoning
CL
Taxes and HOA fees
Annual Taxes
$7,081
Building Details
Building Size
3,854 SF
Year Built
2009
Construction
craftsman-style
Listing Agency:
Sage Land Company LLC.
(406) 570-6336
Listed By:
Carrie Bryan · License #98724
(406) 570-6336
Source:
Outlaw
Added: Apr 1
Changed: Aug 23
Last Checked: Aug 18 at 4:26AM
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 Sage Land Company LLC.
Investment Insights
Based on property information with market context.
Unit 3390B is a two-floor office suite offering 3,854 square feet of built-out space. The main level features a reception area with vaulted ceilings and natural light, flowing into multiple individual rooms suitable for private sessions, treatment rooms, or offices. The second level is configured for professional office use with five offices, a full bathroom, and a conference room with skylights. The entrance is ground-level and ADA accessible, and the unit is supported by on-site and street parking.
Cottonwood West is described as a craftsman-style commercial property with mature landscaping and quiet streets. Unit 3390B is available for sale or lease.
Cottonwood West is described as a craftsman-style commercial property with mature landscaping and quiet streets. Unit 3390B is available for sale or lease.
Key Highlights
- 2009‑built craftsman‑style commercial building with ground‑level, ADA‑accessible entry
- Unit 3390B offers 3,854 SF across two floors with a reception area and multiple individual rooms
- Main floor includes a welcoming reception area with vaulted ceilings and 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
$47,998
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
6.71%
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%
$959,960
$960.0K
Cap Rate 7%
$685,686
$685.7K
Cap Rate 9%
$533,311
$533.3K
Market Conditions
NOI Build-Up for 3,854 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
$85.6K $22.20/SF
− Vacancy
−$5.6K −$1.44/SF
EGI
$80.0K $20.76/SF
− OpEx
−$32.0K −$8.30/SF
NOI
$48.0K $12.45/SF
Area
Lewis and Clark County, MT
Vacancy
6.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
40.00%
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%
$959,960
Cap Rate 7%
$685,686
Cap Rate 9%
$533,311
Alternative Uses
Best Use
Healthcare Medical
$685.7K
$600.0K – $800.0K
NOI $47,998 @ 7.0% cap · market cap 6.71%
Second Best
Office B
$589.7K
$516.0K – $687.9K
NOI $41,276 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$837.2K
$732.6K – $976.8K
NOI $58,605 @ 7.0% cap · market cap 8.20%
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 - Ground-level ADA-accessible office suite with reception, multiple rooms, five offices, a conference room, and parking.
Where is this office units located?
The property is located at 3390 Colton Drive B Helena, MT.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: 2009‑built craftsman‑style commercial building with ground‑level, ADA‑accessible entry; Unit 3390B offers 3,854 SF across two floors with a reception area and multiple individual rooms; Main floor includes a welcoming reception area with vaulted ceilings and natural light
