Showroom with Two Overhead
For Sale
$875,000
3510 10th Avenue S, Great Falls, MT 59405
COMMERCIAL - Great Falls, MT
Property Size3,600 SF
Lot Size0.34 Acres
Price / SF$243.06
Days on Market49
Property Features for 3510 10th Avenue S
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Standard status
Active
APN
02-3016-17-1-20-07-0000
Size
3,600 SF
Lot size
0.34 Acres
Building Details
Year built
1996
Roof type
Metal
Listing Agency:
National Auction
(406) 259-4730
Listed By:
Cash Seal
(406) 259-4730
Added: Jun 24
Changed: Aug 8
Last Checked: Aug 11 at 7:06PM
MLS# 11850517
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This all-steel showroom and shop is 3,600 SF and built in 1996 on a 0.3444-acre site. The property includes a 2,400 SF shop portion with boiler-fed radiant floor heat through 8-inch concrete, floor drains, and 220V service at multiple locations. The Delta Rib steel walls and ceiling and metal roof support a durable, low-maintenance footprint.
The 1,200 SF air-conditioned front section is built out as a showroom with reception and two private offices behind 5/8-inch fire-code sheetrock, with all LED lighting throughout. Two overhead doors—12x12 and 10x10—provide convenient access from the shop.
The property has full access at a signalized intersection on 10th Avenue S. A paved lot area is leased month-to-month as a car lot; the lease covers lot only and the buyer may elect to keep the income in place or terminate. The building is sold as-is.
The 1,200 SF air-conditioned front section is built out as a showroom with reception and two private offices behind 5/8-inch fire-code sheetrock, with all LED lighting throughout. Two overhead doors—12x12 and 10x10—provide convenient access from the shop.
The property has full access at a signalized intersection on 10th Avenue S. A paved lot area is leased month-to-month as a car lot; the lease covers lot only and the buyer may elect to keep the income in place or terminate. The building is sold as-is.
Key Highlights
- 3,600 SF all‑steel showroom and shop built in 1996
- 0.3444‑acre lot with full access at a signalized intersection
- 2,400 SF shop with boiler‑fed radiant floor heat through 8‑inch concrete
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
$39,395
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
4.50%
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%
$787,900
$787.9K
Cap Rate 7%
$562,786
$562.8K
Cap Rate 9%
$437,722
$437.7K
Market Conditions
NOI Build-Up for 3,600 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
$58.3K $16.20/SF
− Vacancy
−$2.0K −$0.57/SF
EGI
$56.3K $15.63/SF
− OpEx
−$16.9K −$4.69/SF
NOI
$39.4K $10.94/SF
Area
Cascade County, MT
Vacancy
3.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
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%
$787,900
Cap Rate 7%
$562,786
Cap Rate 9%
$437,722
Alternative Uses
Best Use
Retail
$562.8K
$492.4K – $656.6K
NOI $39,395 @ 7.0% cap · market cap 4.50%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$700.6K
$613.0K – $817.4K
NOI $49,042 @ 7.0% cap · market cap 5.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
23,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,056
Businesses Nearby
Well-served
Demand for This Use
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 Retail 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?
Showroom - All-steel showroom and shop on a signalized corner with radiant floor heat and two overhead doors.
Where is this showroom located?
The property is located at 3510 10th Avenue S Great Falls, MT.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 3,600 SF all‑steel showroom and shop built in 1996; 0.3444‑acre lot with full access at a signalized intersection; 2,400 SF shop with boiler‑fed radiant floor heat through 8‑inch concrete
