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    Mixed-Use Property with Income Potential Title is generated by Realmo AI

    5530 N Montana Avenue, Helena, MT 59602

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    Claim this Listing
    For Sale
    $560,000

    MULTI_FAMILY - Ranch - Helena, MT

    Type:Single Family Residence
    Property size:
    3,800 SF
    Lot size:
    0.58 Acres
    Price / SF:
    $147/SF
    Added:
    Sep 9, 2025
    Days on Market:
    266
    Last Refresh:
    May 31 at 11:06 pm

    Property Features for 5530 N Montana Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    Standard status
    Active
    APN
    05188806107330000
    Size
    3,800 SF
    Lot size
    0.58 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    COLLEGE ADDN, S06, T10 N, R03 W, BLOCK 8, Lot 10 - 12, (LESS FORESTVALE INTERCHANGE)
    Tax Annual Amount
    3050

    Building Details

    Year built
    1950
    Floors in Building
    1
    Number of units
    1
    Architectural style
    Ranch

    We can help!

    Listing Contact
    David Torgerson

    Listing agent David Torgerson License #RRE-BRO-LIC-31805

    Listing office eXp Realty - Helena 1205 S Main St Ste. 335, Kalispell, MT

    Listing date Sep 9, 2025

    MLS# 30057045 Listing URL

    Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Three separate structures: 2,000sqft home, 600sqft apartment, and 1,200sqft office/work space.
    • Rental income potential from apartment and/or office/work space.
    • Located outside city limits with high visibility and ample parking for a business.
    • Minimal county restrictions and no HOA.
    • New well pump and water heater.
    • Watered and fenced garden plot with a 10x16 shed.

    Overview

    This mixed-use property offers a unique opportunity with three distinct buildings: a 2,000 sqft home, a 600 sqft apartment, and a 1,200 sqft office/work space. Located outside city limits, the property benefits from high visibility and ample parking, making it suitable for a business. The absence of an HOA and minimal county restrictions provide flexibility in usage. The main house features a single-level layout with 3 bedrooms, 1 3/4 baths, a large kitchen, a separate dining room, and some hardwood floors. The apartment includes 2 beds, 1 bath, and W/D hookups. The office/shop space offers a 200 sqft room suitable for an office or storage, and is well-lit and insulated. The shingles were replaced approximately 8 years ago, and the appliances are mostly within 8 years old, with some newer appliances. Recent updates include a new well pump and water heater installed this year. The property also features a watered and fenced garden plot and a 10x16 shed. The lot size is 0.575 acres.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $63.8k $16.80
    − Vacancy −$9.6k −$2.52
    EGI $54.3k $14.28
    − OpEx −$13.6k −$3.57
    NOI $40.7k $10.71
    3,800 SF · lease $16.80/SF/yr · vacancy 15.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $581.4K
    $508.7K – $678.3K (±1% cap)
    NOI $40,698 @ 7.0% cap · market cap 7.27%
    Second Best
    Apartment 5plus
    $459.5K
    $402.1K – $536.1K (±1% cap)
    NOI $32,165 @ 7.0% cap · market cap 5.74%
    Theoretical Best
    Office A
    $825.5K
    $722.3K – $963.1K (±1% cap)
    NOI $57,784 @ 7.0% cap · market cap 10.32%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    The Training Den Helena Gym & Fitness Center Fireweed Human Performance Gym & Fitness Center Montana Wildlife Federation Association Or Organization

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center Big Box & Wholesale Store Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Helena
    County
    Lewis and Clark
    State
    Montana
    Longitude
    -112.0220188
    Latitude
    46.653472

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    FAQs

    What type of property is this?
    Mixed-use property - Three buildings in one! Live, work, and rent.
    Where is this mixed-use property located?
    The property is located at 5530 N Montana Avenue Helena, MT.
    What is the asking price?
    The asking price for this property is $560,000.
    What are key features of this property?
    This property features: Three separate structures: **2,000sqft home, 600sqft apartment, and 1,200sqft office/work space.**; Rental income potential from apartment and/or office/work space.; Located outside city limits with high visibility and ample parking for a business.
    (406) 459-8565
    We can help!
    Listing Contact
    David Torgerson
    Real Estate License ID: RRE-BRO-LIC-31805
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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