Two-Home Multifamily
6445/6455 St Louis Gulch Drive, Helena, MT 59602
For Sale
$985,000
Under Contract
ResidentialIncome, Cabin, Modern, Ranch, Helena, MT
Property Size3,438 SF
Lot Size20.13 Acres
Price / SF$286.50
Days on Market68
Property Features for 6445/6455 St Louis Gulch Drive
General Information
Property type
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Zoning description
Rooms
Parking features
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Fireplace
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Standard status
APN
Size
Lot size
Taxes and HOA fees
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Utilities
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Building Details
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Buildings
Listing Agency:
Century 21 Heritage Realty - Helena · Century 21 Real Estate
(406) 443-1432
Listed By:
Christie Whitman · License MT RRE-RBS-LIC-80117
(406) 860-9011
Added: Sep 8
Changed: Nov 5
Last Checked: Nov 14 at 7:06AM
MLS# 30078051
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.
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Investment Insights
Based on property information with market context.
Set across 20.13 acres, the property includes a 3-bedroom, 2-bathroom main home and a separate accessory dwelling with 1 bedroom and 1.5 bathrooms. Both residences have solar systems. The main home also features a bonus room, pellet stove, and updated kitchen island and pantry. Total property size is listed as 3,438 square feet, and the residences were built in 2019.
A 40' x 40' heated shop has 14' walls, two 10' x 10' doors, an office, and insulated construction. Horse facilities include corrals, a tack room, and more than 6 acres of cross-fenced land. BLM land borders the property, and an additional building site is present. Water is supplied by a well, with private septic service.
A 40' x 40' heated shop has 14' walls, two 10' x 10' doors, an office, and insulated construction. Horse facilities include corrals, a tack room, and more than 6 acres of cross-fenced land. BLM land borders the property, and an additional building site is present. Water is supplied by a well, with private septic service.
Key Highlights
- 20.13‑acre property with two residences
- Main home: 3 bedrooms, 2 bathrooms, and a bonus room
- Accessory dwelling: 1 bedroom and 1.5 bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$29,101
Cap Rate
2.95%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$582,020
$582.0K
Cap Rate 7%
$415,729
$415.7K
Cap Rate 9%
$323,344
$323.3K
Market Conditions
NOI Build-Up for 3,438 SF
Gross rent
$55.7K $16.20/SF
− Vacancy
−$2.8K −$0.81/SF
EGI
$52.9K $15.39/SF
− OpEx
−$23.8K −$6.93/SF
NOI
$29.1K $8.46/SF
Area
Lewis and Clark County, MT
Vacancy
5.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$582,020
Cap Rate 7%
$415,729
Cap Rate 9%
$323,344
Alternative Uses
Best Use
Apartment 5plus
$415.7K
$363.8K – $485.0K
NOI $29,101 @ 7.0% cap · market cap 2.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$746.9K
$653.5K – $871.3K
NOI $52,280 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
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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
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Market
Properties on Market for Multifamily properties in Helena
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Frequently Asked Questions
What type of property is this?
Multifamily property - A heated workshop and horse facilities add practical utility to this multi-residence acreage property.
Where is this multifamily property located?
The property is located at 6445/6455 St Louis Gulch Drive Helena, MT.
What is the asking price?
The asking price for this property is $985,000.
What are key features of this property?
This property features: 20.13‑acre property with two residences; Main home: 3 bedrooms, 2 bathrooms, and a bonus room; Accessory dwelling: 1 bedroom and 1.5 bathrooms
