Flex Space with
New
For Sale
$549,000
6042 Lincoln Road W, Helena, MT 59602
Helena, MT
Property Size5,500 SF
Lot Size5.60 Acres
Price / SF$99.82
Days on Market6
Property Features for 6042 Lincoln Road W
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Lot size
5.60 Acres
Building Details
Year built
1974
Listing Agency:
Engel & Volkers Helena · Engel & Völkers
(406) 422-1113
Listed By:
Rainier Butler · License #RRE-RBS-LIC-127102
(406) 459-9323
Added: Sep 3
Changed: Sep 4
Last Checked: Sep 8 at 2:06PM
MLS# 30069663
Copyright © 2026 Engel & Völkers. 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 5,500-square-foot building constructed in 1974 on 5.6 acres. The facility provides areas for equipment, workspace, operations, and storage, while the surrounding land can accommodate additional parking, storage, laydown yard space, or future improvements.
The property is in unincorporated Lewis & Clark County, where no county zoning restrictions apply. It is positioned at Birdseye and Lincoln Road, approximately 20 minutes from Helena, with access to surrounding areas. The combination of an existing commercial building and sizeable acreage supports a range of shop, contractor, industrial, storage, and other commercial applications identified for the property.
The property is in unincorporated Lewis & Clark County, where no county zoning restrictions apply. It is positioned at Birdseye and Lincoln Road, approximately 20 minutes from Helena, with access to surrounding areas. The combination of an existing commercial building and sizeable acreage supports a range of shop, contractor, industrial, storage, and other commercial applications identified for the property.
Key Highlights
- 5,500‑square‑foot building on 5.6 acres
- Constructed in 1974
- No county zoning restrictions in unincorporated Lewis & Clark County
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
8.99%
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 8.99%
Second Best
Warehouse
$559.0K
$489.1K – $652.2K
NOI $39,130 @ 7.0% cap · market cap 7.13%
Theoretical Best
Office A
$1.19M
$1.05M – $1.39M
NOI $83,635 @ 7.0% cap · market cap 15.23%
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 - Unzoned commercial property with building space and room for parking, storage, or yard operations.
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 $549,000.
What are key features of this property?
This property features: 5,500‑square‑foot building on 5.6 acres; Constructed in 1974; No county zoning restrictions in unincorporated Lewis & Clark County
