Steel Car
For Sale
$570,000
504 W Front Avenue, Joliet, MT 59041
COMMERCIAL - Joliet, MT
Property Size1,800 SF
Lot Size0.33 Acres
Price / SF$316.67
Days on Market53
Property Features for 504 W Front Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Joliet Miscellaneous Tracts
Directions
Located on the South side of the town of Joliet.
Standard status
Active
APN
3000301
Size
1,800 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Description
JOLIET MISCELLANEOUS TRACTS, S14, T04S, R22E, LOT 2, COS 2191
Tax Annual Amount
1804
Legal Description
JOLIET MISCELLANEOUS TRACTS, S14, T04S, R22E, LOT 2, COS 2191
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Building Details
Year built
2017
Floors in Building
1
Building materials
Steel
Roof type
Metal
Listing Agency:
Real Estate Hub LLLP
(406) 206-4886
Listed By:
Drew Hedrick · License #RRE-BRO-LIC-108537
(406) 671-1441
Added: Jun 30
Changed: Aug 4
Last Checked: Aug 21 at 4:06AM
MLS# 360375
Copyright © 2026 Billings Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This car wash property includes an approximately 1,800-square-foot building on 0.33 acres at 504 W Front Avenue in Joliet, Montana. Constructed in 2017, the facility has steel construction, a metal roof, natural gas heat, public water, and public sewer service.
The property is offered for sale as an operating car wash business. Financial performance is described at an approximate 10.5% cap rate, with revenue reported as currently generated and increasing annually. Its location in Carbon County places the facility within the Joliet market and along a travel route serving the broader area.
The property is offered for sale as an operating car wash business. Financial performance is described at an approximate 10.5% cap rate, with revenue reported as currently generated and increasing annually. Its location in Carbon County places the facility within the Joliet market and along a travel route serving the broader area.
Key Highlights
- Approximately 1,800 square feet on 0.33 acres
- 2017 construction with steel materials
- Metal roof and natural gas heating
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
$21,433
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
3.76%
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%
$428,660
$428.7K
Cap Rate 7%
$306,186
$306.2K
Cap Rate 9%
$238,144
$238.1K
Market Conditions
NOI Build-Up for 1,800 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
$29.2K $16.20/SF
− Vacancy
−$583 −$0.32/SF
EGI
$28.6K $15.88/SF
− OpEx
−$7.1K −$3.97/SF
NOI
$21.4K $11.91/SF
Area
Carbon County, MT
Vacancy
2.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
25.00%
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%
$428,660
Cap Rate 7%
$306,186
Cap Rate 9%
$238,144
Alternative Uses
Best Use
Specialty Retail
$306.2K
$267.9K – $357.2K
NOI $21,433 @ 7.0% cap · market cap 3.76%
Second Best
Retail
$263.3K
$230.4K – $307.1K
NOI $18,428 @ 7.0% cap · market cap 3.23%
Theoretical Best
Office A
$392.7K
$343.7K – $458.2K
NOI $27,492 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
80
Businesses Nearby
5k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Conoco
Shops & Services
4,512 visits/mo
0.3 miles
Demographics for 59041, MT
2,034
Population
904
Households
2.3
Avg Household Size
47
Median Age
20%
College-Educated
98%
High-School Grad
191.5 sq mi
ZIP Area
11
Density / Sq Mi
$77,442
Median Household Income
$36,304
Median Earnings
$1,163
Median Rent
$325,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Car wash - 2017-built car wash with public water and sewer service in Joliet, Montana.
Where is this car wash located?
The property is located at 504 W Front Avenue Joliet, MT.
What is the asking price?
The asking price for this property is $570,000.
What are key features of this property?
This property features: Approximately 1,800 square feet on 0.33 acres; 2017 construction with steel materials; Metal roof and natural gas heating
