Quadplex with Basement
For Sale
$599,995
Pending
539 5th Avenue, Helena, MT 59601
Four residential units include three one-bedroom apartments and one studio, with shared laundry facilities and tenant parking.
Property Size3,200 SF
Days on Market9
Property Features for 539 5th Avenue
General Information
Standard status
Pending
Size
3,200 SF
Property subtype
Residential Income
Zoning
Residential, R-3
Taxes and HOA fees
Annual Taxes
$3,845
Building Details
Building Size
3,200 SF
Year Built
1952
Stories
2
Units
4
Listing Agency:
Century 21 Heritage Realty - Helena
(406) 431-8870
Listed By:
Rachael Houseworth · License #RRE-BRO-LIC-99858
(406) 431-8870
Source:
Avatarrealtymt
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 14 at 7:08AM
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 Century 21 Heritage Realty - Helena
Investment Insights
Based on property information with market context.
This four-unit residential property contains three one-bedroom, one-bath apartments and one studio with a private bath. Shared laundry facilities are located in the basement, and parking is provided through a combination of on-site and street spaces. Built in 1952, the property is designated Residential, R-3 zoning and is configured as a quadplex with an established rental history.
The property at 539 5th Avenue is positioned in downtown Helena on a quiet street. Shopping, restaurants, parks, trails, and other local amenities are located nearby, providing convenient access to everyday services and recreation. The unit mix offers a combination of traditional one-bedroom layouts and a studio residence within one property.
The property at 539 5th Avenue is positioned in downtown Helena on a quiet street. Shopping, restaurants, parks, trails, and other local amenities are located nearby, providing convenient access to everyday services and recreation. The unit mix offers a combination of traditional one-bedroom layouts and a studio residence within one property.
Key Highlights
- Four‑unit residential property with three 1‑bedroom, 1‑bath units and one studio 1‑bath unit
- Shared laundry area located in the basement
- Combination of on‑site and off‑street tenant parking
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
$28,903
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
4.82%
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%
$578,060
$578.1K
Cap Rate 7%
$412,900
$412.9K
Cap Rate 9%
$321,144
$321.1K
Market Conditions
NOI Build-Up for 3,200 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
$44.2K $13.80/SF
− Vacancy
−$2.9K −$0.90/SF
EGI
$41.3K $12.90/SF
− OpEx
−$12.4K −$3.87/SF
NOI
$28.9K $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%
$578,060
Cap Rate 7%
$412,900
Cap Rate 9%
$321,144
Alternative Uses
Best Use
Multifamily LT 5
$412.9K
$361.3K – $481.7K
NOI $28,903 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$386.9K
$338.6K – $451.4K
NOI $27,086 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$695.1K
$608.3K – $811.0K
NOI $48,660 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,574
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?
Quadplex - Four residential units include three one-bedroom apartments and one studio, with shared laundry facilities and tenant parking.
Where is this quadplex located?
The property is located at 539 5th Avenue Helena, MT.
What is the asking price?
The asking price for this property is $599,995.
What are key features of this property?
This property features: Four‑unit residential property with three 1‑bedroom, 1‑bath units and one studio 1‑bath unit; Shared laundry area located in the basement; Combination of on‑site and off‑street tenant parking
