Warehouse and Flex
For Sale
$599,000
6042 Lincoln, Helena, MT 59602
A 5,500-square-foot warehouse on 5.6 acres offers flexible space for contractor, storage, or light industrial use.
Property Size5,500 SF
Lot Size5.60 Acres
Price / SF$108.91
Days on Market94
Property Features for 6042 Lincoln
General Information
Standard status
Active
Size
5,500 SF
Lot size
5.60 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,920
Amenities
Garage: Additional Parking
Additional Parking
Building Details
Year Built
1974
Listing Agency:
Engel & Völkers Western Frontier - Helena
Listed By:
Rainier Butler · License #RRE-RBS-LIC-127102
(406) 459-9323
Source:
Clearwaterproperties
Added: Jun 1
Changed: Sep 2
Last Checked: Sep 1 at 7:09PM
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 Engel & Völkers Western Frontier - Helena
Investment Insights
Based on property information with market context.
This versatile warehouse and flex property is situated on 5.6 acres in unincorporated Lewis & Clark County. The offering includes a 5,500-square-foot building designed to accommodate equipment, operations, workspace, and storage. With the site’s reported lack of county zoning restrictions, the property functions as a practical blank-slate for an owner-operator or investor to tailor the space to their intended commercial use.
The property is located at the intersection of Birdseye and Lincoln Rd, with a stated commute of about 20 minutes to Helena. The acreage provides room for onsite parking and outdoor storage or laydown, supporting tenants and buyers who need more than just enclosed space.
For owner-users, this layout can support contractor-style operations that require both work area and storage, while also leaving room for future adjustments on the property. Investors and entrepreneurs may value the flexibility described in the remarks for creating a property plan aligned with their specific operating needs, including potential site improvements within the 5.6-acre footprint.
The property is located at the intersection of Birdseye and Lincoln Rd, with a stated commute of about 20 minutes to Helena. The acreage provides room for onsite parking and outdoor storage or laydown, supporting tenants and buyers who need more than just enclosed space.
For owner-users, this layout can support contractor-style operations that require both work area and storage, while also leaving room for future adjustments on the property. Investors and entrepreneurs may value the flexibility described in the remarks for creating a property plan aligned with their specific operating needs, including potential site improvements within the 5.6-acre footprint.
Key Highlights
- 5,500‑square‑foot building built in 1974 on 5.6 acres in unincorporated Lewis & Clark County
- No county zoning restrictions, offering flexibility for commercial, industrial, shop, storage, or contractor uses
- Acreage provides room for additional parking, storage, and potential laydown yard space
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
Location Intelligence
Trade Area within ½ mile
408
Businesses Nearby
Under-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
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- Bad Betty's Barbecue and Catering Company — 812 Front St, Helena, MT 59601
Frequently Asked Questions
What type of property is this?
Flex space - A 5,500-square-foot warehouse on 5.6 acres offers flexible space for contractor, storage, or light industrial use.
Where is this flex space located?
The property is located at 6042 Lincoln 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: 5,500‑square‑foot building built in 1974 on 5.6 acres in unincorporated Lewis & Clark County; No county zoning restrictions, offering flexibility for commercial, industrial, shop, storage, or contractor uses; Acreage provides room for additional parking, storage, and potential laydown yard space
