Ranch-Style Duplex with
For Sale
$450,000
Pending
410 S Montana Avenue, Helena, MT 59601
Main and lower levels each include a kitchen, living area, and dining space.
Property Size2,300 SF
Days on Market152
Property Features for 410 S Montana Avenue
General Information
Standard status
Pending
Size
2,300 SF
Total Parking Spaces
3
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,866
Amenities
Garage Spaces: 3
Style: Ranch
Ranch
3
Building Details
Year Built
1956
Listing Agency:
Uncommon Ground, LLC
(406) 949-3905
Listed By:
Tana Bignell · License #RRE-BRO-LIC-31038
Source:
Clearwaterproperties
Added: Apr 4
Changed: Aug 30
Last Checked: Aug 30 at 2:35PM
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 Uncommon Ground, LLC
Investment Insights
Based on property information with market context.
Built in 1956, this 2,300-square-foot ranch-style property is configured for duplex use with distinct living areas on the main and lower levels. The main level offers three bedrooms, two bathrooms, a full kitchen, living room, dining area, and dedicated laundry room. The lower level contains one bedroom, a bonus room, a full bathroom, plus its own kitchen, living room, and dining area. Laundry is located on the main level only. A three-car attached garage adds substantial covered parking and storage. The layout also supports multigenerational living, with household spaces distributed across both levels.
The property is located at 410 S Montana Avenue in Helena, within a central neighborhood described as minutes from downtown, shopping, healthcare, and schools.
The property is located at 410 S Montana Avenue in Helena, within a central neighborhood described as minutes from downtown, shopping, healthcare, and schools.
Key Highlights
- Duplex configuration across main and lower levels
- 2,300 square feet with 4 bedrooms and 3 full bathrooms
- Main level includes 3 bedrooms, 2 bathrooms, and a laundry room
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
$20,774
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
4.62%
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%
$415,480
$415.5K
Cap Rate 7%
$296,771
$296.8K
Cap Rate 9%
$230,822
$230.8K
Market Conditions
NOI Build-Up for 2,300 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
$31.7K $13.80/SF
− Vacancy
−$2.1K −$0.90/SF
EGI
$29.7K $12.90/SF
− OpEx
−$8.9K −$3.87/SF
NOI
$20.8K $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%
$415,480
Cap Rate 7%
$296,771
Cap Rate 9%
$230,822
Alternative Uses
Best Use
Multifamily LT 5
$296.8K
$259.7K – $346.2K
NOI $20,774 @ 7.0% cap · market cap 4.62%
Second Best
Apartment 5plus
$278.1K
$243.4K – $324.5K
NOI $19,468 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$499.6K
$437.2K – $582.9K
NOI $34,975 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
Explore this area
Business Placement
Demographics for 59601, MT
30,848
Population
15,937
Households
1.9
Avg Household Size
41
Median Age
51%
College-Educated
96%
High-School Grad
130.2 sq mi
ZIP Area
237
Density / Sq Mi
$70,502
Median Household Income
$44,000
Median Earnings
$1,023
Median Rent
$355,000
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?
Duplex - Main and lower levels each include a kitchen, living area, and dining space.
Where is this duplex located?
The property is located at 410 S Montana Avenue Helena, MT.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Duplex configuration across main and lower levels; 2,300 square feet with 4 bedrooms and 3 full bathrooms; Main level includes 3 bedrooms, 2 bathrooms, and a laundry room
