38 Acres with Shop,
For Sale
Contact for pricing
795 Ulm-Vaughn Road, Great Falls, MT 59404
38 acres with shop and admin building for sale.
Property Size5,000 SF
Lot Size38.00 Acres
Price / SF$117.80
Days on Market886
Property Features for 795 Ulm-Vaughn Road
General Information
Standard status
Active
Size
5,000 SF
Lot size
38.00 Acres
Property subtype
Mixed Use, Industrial, Office
Building Details
Year Built
1964
Listing Agency:
Holmlund Properties, LLC
Listed By:
Kristi Holmlund · License #RRE-BRO-LIC-79091
Source:
Crexi
Added: Mar 19, 2024
Changed: Aug 14
Last Checked: Aug 20 at 9:22PM
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 Holmlund Properties, LLC
Investment Insights
Based on property information with market context.
This property features 38 acres of land with both a shop and an administrative building. The shop provides 4,000 square feet of heated space and includes three overhead doors, a bathroom, and an enclosed storage room. The administrative building offers just over 1,000 square feet of space, configured with multiple office rooms, a break room, and a bathroom. This property may be suitable for business relocation or establishment, given the ongoing business activity in the surrounding area.
Key Highlights
- 38 Acres of Land
- 4,000 sq ft Heated Shop with 3 Overhead Doors
- 1,000+ sq ft Admin Building with Multiple Offices
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
$33,750
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
5.73%
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%
$675,000
$675.0K
Cap Rate 7%
$482,143
$482.1K
Cap Rate 9%
$375,000
$375.0K
Market Conditions
NOI Build-Up for 5,000 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
$60.0K $12.00/SF
− Vacancy
−$6.0K −$1.20/SF
EGI
$54.0K $10.80/SF
− OpEx
−$20.3K −$4.05/SF
NOI
$33.8K $6.75/SF
Area
Cascade County, MT
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$675,000
Cap Rate 7%
$482,143
Cap Rate 9%
$375,000
Alternative Uses
Best Use
Mixed Use
$482.1K
$421.9K – $562.5K
NOI $33,750 @ 7.0% cap · market cap 5.73%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$973.1K
$851.4K – $1.14M
NOI $68,114 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
Explore this area
Business Placement
Demographics for 59404, MT
28,131
Population
11,828
Households
2.4
Avg Household Size
42
Median Age
31%
College-Educated
94%
High-School Grad
331.4 sq mi
ZIP Area
85
Density / Sq Mi
$79,327
Median Household Income
$44,545
Median Earnings
$1,034
Median Rent
$272,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 38 acres with shop and admin building for sale.
Where is this mixed-use property located?
The property is located at 795 Ulm-Vaughn Road Great Falls, MT.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: 38 Acres of Land; 4,000 sq ft Heated Shop with 3 Overhead Doors; 1,000+ sq ft Admin Building with Multiple Offices
