East Helena 4-Plex Income
For Sale
$785,000
Pending
3811 Beechnut Street, East Helena, MT 59635
Four 3-bedroom units offer off-street parking, fenced yard space, individual laundry rooms, and recently updated hot water heating units.
Property Size5,106 SF
Days on Market82
Property Features for 3811 Beechnut Street
General Information
Standard status
Pending
Size
5,106 SF
Property subtype
Residential Income
Zoning
3
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Sprinkler System
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,302
Amenities
individual laundry rooms
on demand hot water heating units
Building Details
Building Size
5,106 SF
Year Built
1994
Stories
3
Units
4
Listing Agency:
Windermere - Helena
(406) 422-0888
Listed By:
Chris A Mockel
(406) 465-9952
Source:
Avatarrealtymt
Added: Jun 17
Changed: Aug 23
Last Checked: Aug 15 at 7:39AM
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 Windermere - Helena
Investment Insights
Based on property information with market context.
This East Helena 4-plex features four 3-bedroom apartments with off-street parking and fenced yard space. Units include individual laundry rooms and the property has a sprinkler system. Hot water heating units have been recently updated on demand, and interior updates vary by unit, with some being almost original while others are almost new, with two in between.
The property is located near a large park and schools, with access to the highway a few blocks away for commuting into Helena. The asset is currently under professional management, which may help support a smooth ownership transition.
Overall, the building is configured as a four-unit residential income property with tenant-level conveniences and recent building-mechanical updates.
The property is located near a large park and schools, with access to the highway a few blocks away for commuting into Helena. The asset is currently under professional management, which may help support a smooth ownership transition.
Overall, the building is configured as a four-unit residential income property with tenant-level conveniences and recent building-mechanical updates.
Key Highlights
- 1994‑built East Helena 4‑plex with four 3‑bedroom apartments
- Off‑street parking for residents and fenced yard space
- Individual laundry rooms for each unit
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
$46,118
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
5.87%
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%
$922,360
$922.4K
Cap Rate 7%
$658,829
$658.8K
Cap Rate 9%
$512,422
$512.4K
Market Conditions
NOI Build-Up for 5,106 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
$70.5K $13.80/SF
− Vacancy
−$4.6K −$0.90/SF
EGI
$65.9K $12.90/SF
− OpEx
−$19.8K −$3.87/SF
NOI
$46.1K $9.03/SF
Area
Lewis and Clark County, MT
Vacancy
6.50%
Lease Rate
$13.80 /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%
$922,360
Cap Rate 7%
$658,829
Cap Rate 9%
$512,422
Alternative Uses
Best Use
Multifamily LT 5
$658.8K
$576.5K – $768.6K
NOI $46,118 @ 7.0% cap · market cap 5.87%
Second Best
Apartment 5plus
$617.4K
$540.3K – $720.3K
NOI $43,220 @ 7.0% cap · market cap 5.51%
Theoretical Best
Office A
$1.11M
$970.6K – $1.29M
NOI $77,644 @ 7.0% cap · market cap 9.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Sprinkler system
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 59635, MT
7,738
Population
3,427
Households
2.3
Avg Household Size
38
Median Age
37%
College-Educated
93%
High-School Grad
79.5 sq mi
ZIP Area
97
Density / Sq Mi
$73,664
Median Household Income
$44,728
Median Earnings
$998
Median Rent
$356,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four 3-bedroom units offer off-street parking, fenced yard space, individual laundry rooms, and recently updated hot water heating units.
Where is this quadplex located?
The property is located at 3811 Beechnut Street East Helena, MT.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: 1994‑built East Helena 4‑plex with four 3‑bedroom apartments; Off‑street parking for residents and fenced yard space; Individual laundry rooms for each unit
