Downtown Main Street Office
For Sale
$250,000
56 Castner, Belt, MT 59412
Downtown building with large front windows and a flexible interior layout suitable for office or retail uses.
Property Size1,464 SF
Price / SF$170.77
Days on Market64
Property Features for 56 Castner
General Information
Standard status
Active
Size
1,464 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$60
Building Details
Year Built
1930
Listing Agency:
Legacy Realty of Montana
(406) 868-8083
Listed By:
Kalie Evans · License #RRE-BRO-LIC-83275
Source:
Clearwaterproperties
Added: Jun 30
Changed: Aug 31
Last Checked: Aug 31 at 1:20PM
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 Legacy Realty of Montana
Investment Insights
Based on property information with market context.
This downtown building offers a flexible interior layout and prominent front windows that bring natural light to the space. The property is currently described as a former VFW location and is presented as a well-kept commercial asset with storefront-style visibility from the street.
Located on Main Street in the heart of downtown Belt, the building benefits from prime Main Street frontage and strong visibility along the town’s central corridor.
The configuration and existing street-facing character make the property adaptable for a range of commercial uses, including retail, office, and hospitality, subject to applicable approvals.
Located on Main Street in the heart of downtown Belt, the building benefits from prime Main Street frontage and strong visibility along the town’s central corridor.
The configuration and existing street-facing character make the property adaptable for a range of commercial uses, including retail, office, and hospitality, subject to applicable approvals.
Key Highlights
- 1,420 sq ft Main Street commercial building in downtown Belt
- Large front windows provide natural light and storefront appeal
- Flexible interior layout suited for office, retail, or hospitality uses
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
$11,819
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
4.73%
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%
$236,380
$236.4K
Cap Rate 7%
$168,843
$168.8K
Cap Rate 9%
$131,322
$131.3K
Market Conditions
NOI Build-Up for 1,464 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
$20.2K $13.80/SF
− Vacancy
−$4.4K −$3.04/SF
EGI
$15.8K $10.76/SF
− OpEx
−$3.9K −$2.69/SF
NOI
$11.8K $8.07/SF
Area
Cascade County, MT
Vacancy
22.00%
Lease Rate
$13.80 /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%
$236,380
Cap Rate 7%
$168,843
Cap Rate 9%
$131,322
Alternative Uses
Best Use
Office B
$168.8K
$147.7K – $197.0K
NOI $11,819 @ 7.0% cap · market cap 4.73%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$284.9K
$249.3K – $332.4K
NOI $19,944 @ 7.0% cap · market cap 7.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Explore this area
Business Placement
Demographics for 59412, MT
1,680
Population
800
Households
2.1
Avg Household Size
46
Median Age
32%
College-Educated
93%
High-School Grad
379.7 sq mi
ZIP Area
4
Density / Sq Mi
$83,409
Median Household Income
$37,891
Median Earnings
$825
Median Rent
$236,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Downtown building with large front windows and a flexible interior layout suitable for office or retail uses.
Where is this office building located?
The property is located at 56 Castner Belt, MT.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,420 sq ft Main Street commercial building in downtown Belt; Large front windows provide natural light and storefront appeal; Flexible interior layout suited for office, retail, or hospitality uses
