Historic Mixed-Use Building in
For Sale
$1,100,000
47 Broadway, Butte, MT 59701
Three-story mixed-use building with apartments and a cafe.
Property Size10,152 SF
Price / SF$108.35
Days on Market105
Property Features for 47 Broadway
General Information
Standard status
Active
Size
10,152 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$13,492
Building Details
Year Built
1900
Listing Agency:
Engel & Volkers - Butte
Listed By:
Trevor Bristol · License #99283
(406) 498-5682
Source:
Clearwaterproperties
Added: May 22
Changed: Sep 3
Last Checked: Sep 1 at 8:02PM
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 Engel & Volkers - Butte
Investment Insights
Based on property information with market context.
Located in Butte's historic business district, this circa 1889 brick and stucco building features three floors and a full basement, presenting significant potential. The property is situated within an Opportunity Zone and is eligible for URA and BLDC grants and loans. The upper floors house nine apartments with month-to-month tenants, offering flexibility for various uses such as Airbnb, rentals, owner occupancy, or a combination. The main floor currently operates as a cafe, providing weekday lunch and catering services. The downstairs area and dining rooms are equipped with central air. The building features a rubber membrane roof, and the electrical, sewer, and hot water heater systems have been updated. The property's size is 10152 square feet.
Key Highlights
- Located in an Opportunity Zone and eligible for URA/BLDC grants and loans.
- Nine apartments on upper floors offer flexible use options.
- Main floor operates as a café with weekday lunch and catering business.
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
$82,231
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
7.48%
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%
$1,644,620
$1.6M
Cap Rate 7%
$1,174,729
$1.2M
Cap Rate 9%
$913,678
$913.7K
Market Conditions
NOI Build-Up for 10,152 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
$146.2K $14.40/SF
− Vacancy
−$14.6K −$1.44/SF
EGI
$131.6K $12.96/SF
− OpEx
−$49.3K −$4.86/SF
NOI
$82.2K $8.10/SF
Area
Silver Bow County, MT
Vacancy
10.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
37.50%
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%
$1,644,620
Cap Rate 7%
$1,174,729
Cap Rate 9%
$913,678
Alternative Uses
Best Use
Mixed Use
$1.17M
$1.03M – $1.37M
NOI $82,231 @ 7.0% cap · market cap 7.48%
Second Best
Apartment 5plus
$890.2K
$778.9K – $1.04M
NOI $62,313 @ 7.0% cap · market cap 5.66%
Theoretical Best
Office A
$2.21M
$1.94M – $2.58M
NOI $154,877 @ 7.0% cap · market cap 14.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,330
Businesses Nearby
Explore this area
Business Placement
Demographics for 59701, MT
33,937
Population
16,834
Households
2
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
509.7 sq mi
ZIP Area
67
Density / Sq Mi
$56,799
Median Household Income
$34,793
Median Earnings
$811
Median Rent
$219,200
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?
Mixed-use property - Three-story mixed-use building with apartments and a cafe.
Where is this mixed-use property located?
The property is located at 47 Broadway Butte, MT.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Located in an Opportunity Zone and eligible for URA/BLDC grants and loans.; Nine apartments on upper floors offer flexible use options.; Main floor operates as a café with weekday lunch and catering business.
