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    Miles City Multifamily Investment Portfolio Title is generated by Realmo AI

    603 Washington, Miles City, MT 59301

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    For Sale
    $7,395,000

    Thriving property management business with nearly 100 units.

    Type:Multifamily
    Property size:
    69,081 SF
    Price / SF:
    $107/SF
    Added:
    Nov 21, 2025
    Days on Market:
    181
    Last Refresh:
    Apr 6 at 12:05 am

    Property Features for 603 Washington

    General Information

    Standard status
    Active
    Size
    69,081 SF
    Property subtype
    Multifamily

    We can help!

    Listing Contact
    Megan Koontz
    Megan Koontz

    Listing agent Megan Koontz

    Listing office

    Listing date Nov 21, 2025

    Source Svn

    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 Megan Koontz

    HighLights

    • Turnkey property management business for sale, including 13 buildings totaling 96 rental units, offering immediate cash flow.
    • Extremely strong rental market with approximately 98% occupancy rate, indicating reliable returns.
    • Includes a property management company with contracts on 367 units, expanding the business's reach.
    • Located in Miles City, the economic heart of Eastern Montana, a stable market anchored by diverse industries.
    • Portfolio includes multiple properties at various addresses in Miles City, MT, providing a diversified investment.
    • Cap Rate of 8.24%

    Overview

    Located in Miles City, Montana, the economic heart of Eastern Montana, this offering presents a property management business for sale. The portfolio includes 13 buildings totaling nearly 100 rental units. The local rental market demonstrates strength, with vacancy rates near 98% occupancy. This turnkey operation offers immediate cash flow and long-term growth potential. Miles City is situated along the Yellowstone River and serves as the economic and cultural hub of Eastern Montana. The town's location at the junction of Interstate 94 and Highway 12 makes it a vital corridor for transportation, commerce, and trade. Miles City's economy is diverse and resilient, anchored by cattle ranching, farming, energy, healthcare, and education. The Miles City Livestock Commission draws buyers from across the U.S. each year. The properties included in the investment portfolio are located at 603 Washington, 515 South 4th, 215 N. 6th, 319 North 4th, 106 North 6th St, 714 N. Cottage, 309 North 9th, 602 Palmer Street, 800 N Lake, 519 Palmer, 2709 Main Street, 115 N 7th Street, and 114 North 6th St. The property management company has contracts on 367 units, with additional assets of 13 buildings totaling 96 units, and an 8.24% cap rate. The property size is 69081 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Miles City
    County
    Custer
    State
    Montana
    Longitude
    -105.853
    Latitude
    46.4102

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      Retail Casino Properties For Sale

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    FAQs

    What type of property is this?
    Apartment building - Thriving property management business with nearly 100 units.
    Where is this apartment building located?
    The property is located at 603 Washington Miles City, MT.
    What is the asking price?
    The asking price for this property is $7,395,000.
    What are key features of this property?
    This property features: Turnkey property management business for sale, including 13 buildings totaling 96 rental units, offering immediate cash flow.; Extremely strong rental market with approximately 98% occupancy rate, indicating reliable returns.; Includes a property management company with contracts on 367 units, expanding the business's reach.
    (406) 871-2567
    We can help!
    Listing Contact
    Megan Koontz
    Megan Koontz
    Learn More
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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.

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