Flex Space with Open
For Sale
$599,000
6042 Lincoln Road W, Helena, MT 59602
CommercialSale, Helena, MT
Property Size5,500 SF
Lot Size5.67 Acres
Price / SF$108.91
Days on Market83
Property Features for 6042 Lincoln Road W
General Information
Property type
Commercial Sale
Property subtype
Other
Interior features
OpenFloorplan
Exterior features
Awnings, Storage
Lot features
Views, Level
View
Mountains
Directions
Take Lincoln Rd northwest toward Marysville/Lincoln or Birdseye north until it meets Lincoln Rd.
Standard status
Active
APN
05210936401020000
Lot size
5.67 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S36, T12 N, R05 W, C.O.S. 399505, ACRES 5.669, M&B TRACT, IN SE4SE4
Tax Annual Amount
3920
Legal Description
S36, T12 N, R05 W, C.O.S. 399505, ACRES 5.669, M&B TRACT, IN SE4SE4
Utilities
Sewer type
Septic Tank, Private Sewer
Water source
Well
Building Details
Year built
1974
Building materials
MetalFrame, WoodSiding, WoodFrame
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Engel & Volkers Western Frontier - Helena · Engel & Völkers
(406) 422-1113
Listed By:
Rainier Butler · License #RRE-RBS-LIC-127102
(406) 459-9323
Added: May 30
Changed: Aug 20
Last Checked: Aug 20 at 8:06PM
MLS# 30069663
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.
Investment Insights
Based on property information with market context.
This flex-space property includes a 1974 commercial building with an open floor plan and a combination of metal-frame, wood-frame, and wood-sided construction. A metal roof, awnings, and storage features are also present. The building can accommodate a range of workspace, equipment, and storage functions within an adaptable commercial configuration.
Located at the intersection of Birdseye and Lincoln Road, the property is approximately 20 minutes from Helena in unincorporated Lewis & Clark County. The site is not subject to county zoning restrictions, supporting flexible commercial or industrial planning. Water is provided by a well, while wastewater infrastructure includes a septic tank and private sewer. The property also provides room for parking, outdoor storage, laydown space, or future improvements.
Located at the intersection of Birdseye and Lincoln Road, the property is approximately 20 minutes from Helena in unincorporated Lewis & Clark County. The site is not subject to county zoning restrictions, supporting flexible commercial or industrial planning. Water is provided by a well, while wastewater infrastructure includes a septic tank and private sewer. The property also provides room for parking, outdoor storage, laydown space, or future improvements.
Key Highlights
- 5.669‑acre site in unincorporated Lewis & Clark County
- 5,500‑square‑foot commercial building
- Open floor plan suited to flexible workspace and storage needs
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
$49,335
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
8.24%
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%
$986,700
$986.7K
Cap Rate 7%
$704,786
$704.8K
Cap Rate 9%
$548,167
$548.2K
Market Conditions
NOI Build-Up for 5,500 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
$82.5K $15.00/SF
− Vacancy
−$6.6K −$1.20/SF
EGI
$75.9K $13.80/SF
− OpEx
−$26.6K −$4.83/SF
NOI
$49.3K $8.97/SF
Area
Lewis and Clark County, MT
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
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%
$986,700
Cap Rate 7%
$704,786
Cap Rate 9%
$548,167
Alternative Uses
Best Use
Flex RnD
$704.8K
$616.7K – $822.3K
NOI $49,335 @ 7.0% cap · market cap 8.24%
Second Best
Warehouse
$559.0K
$489.1K – $652.2K
NOI $39,130 @ 7.0% cap · market cap 6.53%
Theoretical Best
Office A
$1.19M
$1.05M – $1.39M
NOI $83,635 @ 7.0% cap · market cap 13.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59602, MT
29,390
Population
12,091
Households
2.4
Avg Household Size
42
Median Age
39%
College-Educated
94%
High-School Grad
524.3 sq mi
ZIP Area
56
Density / Sq Mi
$87,841
Median Household Income
$49,580
Median Earnings
$1,291
Median Rent
$369,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercial building with adaptable workspace, storage areas, and room for outdoor operational needs.
Where is this flex space located?
The property is located at 6042 Lincoln Road W Helena, MT.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 5.669‑acre site in unincorporated Lewis & Clark County; 5,500‑square‑foot commercial building; Open floor plan suited to flexible workspace and storage needs
