Building Details

Year built 1974

Listing Agency: Engel & Volkers Helena · Engel & Völkers H***@engelvoelkers.com Show Phone

Listed By: Rainier Butler

Added: Sep 4 Changed: Oct 5 Last Checked: Oct 24 at 11:06PM

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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.

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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.

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 / Yr

$49,335

Cap Rate

8.99%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$986,700 $986.7K

Cap Rate 7%

$704,786 $704.8K

Cap Rate 9%

$548,167 $548.2K

Is this asking price fair?

Market Conditions

NOI Build-Up for 5,500 SF

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 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 (±1% cap)

NOI $49,335 @ 7.0% cap · market cap 8.99%

Second Best

Warehouse

$559.0K

$489.1K – $652.2K (±1% cap)

NOI $39,130 @ 7.0% cap · market cap 7.13%

Theoretical Best

Office A

$1.19M

$1.05M – $1.39M (±1% cap)

NOI $83,635 @ 7.0% cap · market cap 15.23%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Flex space

Suggested Use

Top Pick Pet Store & Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

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

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

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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