Retail-Office Space with
For Sale
Contact for pricing
415 East Main Street, Laurel, MT 59044
Flexible open-concept space with storefront windows, a private office, storage, HVAC, and a private restroom.
Property Size5,605 SF
Lot Size0.27 Acres
Price / SF$111.51
Days on Market60
Property Features for 415 East Main Street
General Information
Standard status
Active
Size
5,605 SF
Total Parking Spaces
15
Lot size
0.27 Acres
Property subtype
Retail, Office
Zoning
Zoned CBD
Investment Type
Owner/User
Amenities
large storefront windows
open floor plan
private office
dedicated storage area
HVAC with air conditioning
ample electrical outlets
private restroom
newly cleaned carpet
Building Details
Year Built
1948
Listing Agency:
5 Pillars Realty
Listed By:
Shaylee Green, CCIM · License #90045
Source:
Crexi
Added: Jul 8
Changed: Aug 26
Last Checked: Sep 3 at 9:41AM
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 5 Pillars Realty
Investment Insights
Based on property information with market context.
This property offers approximately 2,518 SF of retail or office space on an 11,700 SF lot. The layout is flexible with an open-concept floor plan, complemented by a private office and a dedicated storage area. Interior features include large storefront windows for natural light, HVAC with air conditioning, ample electrical outlets, a private restroom, and newly cleaned carpet.
The property is zoned CBD (Central Business District), supporting a range of business uses as permitted by the zoning. It is situated at 415 East Main Street in Laurel, Montana.
Overall, the combination of storefront glazing, open layout, and dedicated back-of-house areas makes the space suitable for businesses seeking both customer-facing frontage and practical interior utility.
The property is zoned CBD (Central Business District), supporting a range of business uses as permitted by the zoning. It is situated at 415 East Main Street in Laurel, Montana.
Overall, the combination of storefront glazing, open layout, and dedicated back-of-house areas makes the space suitable for businesses seeking both customer-facing frontage and practical interior utility.
Key Highlights
- 2,518 SF retail or office space with a flexible open‑concept layout
- 11,700 SF lot with CBD (Central Business District) zoning
- Large storefront windows for abundant 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
$53,673
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
8.59%
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%
$1,073,460
$1.1M
Cap Rate 7%
$766,757
$766.8K
Cap Rate 9%
$596,367
$596.4K
Market Conditions
NOI Build-Up for 5,605 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
$80.7K $14.40/SF
− Vacancy
−$4.0K −$0.72/SF
EGI
$76.7K $13.68/SF
− OpEx
−$23.0K −$4.10/SF
NOI
$53.7K $9.58/SF
Area
Yellowstone County, MT
Vacancy
5.00%
Lease Rate
$14.40 /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%
$1,073,460
Cap Rate 7%
$766,757
Cap Rate 9%
$596,367
Alternative Uses
Best Use
Office B
$918.8K
$804.0K – $1.07M
NOI $64,317 @ 7.0% cap · market cap 10.29%
Second Best
Retail
$766.8K
$670.9K – $894.6K
NOI $53,673 @ 7.0% cap · market cap 8.59%
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,232 @ 7.0% cap · market cap 13.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
497
Businesses Nearby
Explore this area
Business Placement
Demographics for 59044, MT
12,099
Population
5,247
Households
2.3
Avg Household Size
41
Median Age
27%
College-Educated
95%
High-School Grad
175.1 sq mi
ZIP Area
69
Density / Sq Mi
$86,011
Median Household Income
$40,535
Median Earnings
$983
Median Rent
$317,200
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?
Retail space - Flexible open-concept space with storefront windows, a private office, storage, HVAC, and a private restroom.
Where is this retail space located?
The property is located at 415 East Main Street Laurel, MT.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 2,518 SF retail or office space with a flexible open‑concept layout; 11,700 SF lot with CBD (Central Business District) zoning; Large storefront windows for abundant natural light
