West Main Street Commercial
For Sale
Contact for pricing
419 W Main St, Laurel, MT 59044
Commercial property on West Main Street with two tenant suites.
Property Size3,600 SF
Lot Size0.18 Acres
Price / SF$116.67
Days on Market182
Property Features for 419 W Main St
General Information
Standard status
Active
Size
3,600 SF
Lot size
0.18 Acres
Property subtype
Office, Special Purpose
Zoning
Centra Business District
Building Details
Year Built
1993
Year Renovated
2019
Units
2
Listing Agency:
A Haus of Realty, Inc
(406) 855-9528
Listed By:
Daniel Klein · License #14023
Source:
Crexi
Added: Feb 10
Changed: Aug 8
Last Checked: Aug 10 at 11:49AM
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 A Haus of Realty, Inc
Investment Insights
Based on property information with market context.
Located on West Main Street in Laurel, this commercial property features two suites. One suite is approximately 2400 square feet and is currently used as a chiropractic office. The second suite measures 1200 square feet and houses a hair and nail salon. Each tenant is responsible for their own utility expenses, as the suites have separate meters. The property has a lot size of 7800 square feet. A new membrane roof is planned for 2025, along with new AC units and AC covers. New hot water heaters were installed in 2024.
Key Highlights
- Great Central Business District location on West Main in Laurel.
- Two suites with existing tenants: Chiropractic Office (2400 sq ft) and Hair/Nail Salon (1200 sq ft).
- Tenants pay their own utilities (separate meters).
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
$34,474
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
8.21%
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%
$689,480
$689.5K
Cap Rate 7%
$492,486
$492.5K
Cap Rate 9%
$383,044
$383.0K
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
$51.8K $14.40/SF
− Vacancy
−$2.6K −$0.72/SF
EGI
$49.2K $13.68/SF
− OpEx
−$14.8K −$4.10/SF
NOI
$34.5K $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%
$689,480
Cap Rate 7%
$492,486
Cap Rate 9%
$383,044
Alternative Uses
Best Use
Healthcare Medical
$640.5K
$560.4K – $747.3K
NOI $44,835 @ 7.0% cap · market cap 10.67%
Second Best
Office B
$590.1K
$516.4K – $688.5K
NOI $41,310 @ 7.0% cap · market cap 9.84%
Theoretical Best
Office A
$782.0K
$684.3K – $912.4K
NOI $54,743 @ 7.0% cap · market cap 13.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
415
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Broyles Mark DVM — 419 E Main St, Laurel, MT 59044
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Commercial property on West Main Street with two tenant suites.
Where is this medical office space located?
The property is located at 419 W Main St Laurel, MT.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: Great Central Business District location on West Main in Laurel.; Two suites with existing tenants: Chiropractic Office (2400 sq ft) and Hair/Nail Salon (1200 sq ft).; Tenants pay their own utilities (separate meters).
