Great Falls Triplex with
For Sale
$330,000
Pending
804 19th, Great Falls, MT 59405
Triplex with income potential, recent upgrades, and convenient location.
Property Size2,268 SF
Days on Market104
Property Features for 804 19th
General Information
Standard status
Pending
Size
2,268 SF
Property subtype
Triplex
Taxes and HOA fees
Annual Taxes
$2,040
Amenities
Garage Spaces: 2
Style: Ranch
Ranch
2
Building Details
Year Built
1955
Listing Agency:
Keller Williams Northern MT
(406) 231-9098
Listed By:
Seth Haak · License #RRE-BRO-LIC-136121
Source:
Clearwaterproperties
Added: May 16
Changed: Aug 23
Last Checked: Aug 11 at 8:44AM
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 Keller Williams Northern MT
Investment Insights
Based on property information with market context.
Located in Great Falls, this triplex at 804 19th St S presents a versatile investment opportunity with strong income potential. The property features one 3-bedroom, 1-bath unit and two 1-bedroom, 1-bath units, providing flexibility for various tenant needs and rental strategies. A shared laundry area offers convenience for occupants. The property includes a detached 2-car garage, offering additional storage, parking options, or potential rental value. Recent upgrades include new plumbing, new gutters, and a new garage door. The property is situated near shopping, dining, schools, parks, and everyday amenities. With a total size of 2268 square feet, this triplex offers an opportunity for investors seeking cash flow, owner-occupants wanting supplemental rental income, or buyers looking to build equity in a multi-family asset.
Key Highlights
- Strong income potential as a triplex.
- Recent upgrades: new plumbing, gutters, and garage door.
- Versatile layout: one 3‑bedroom unit and two 1‑bedroom units.
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
$19,164
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
5.81%
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%
$383,280
$383.3K
Cap Rate 7%
$273,771
$273.8K
Cap Rate 9%
$212,933
$212.9K
Market Conditions
NOI Build-Up for 2,268 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
$28.6K $12.60/SF
− Vacancy
−$1.2K −$0.53/SF
EGI
$27.4K $12.07/SF
− OpEx
−$8.2K −$3.62/SF
NOI
$19.2K $8.45/SF
Area
Cascade County, MT
Vacancy
4.20%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
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%
$383,280
Cap Rate 7%
$273,771
Cap Rate 9%
$212,933
Alternative Uses
Best Use
Multifamily LT 5
$273.8K
$239.6K – $319.4K
NOI $19,164 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$247.8K
$216.8K – $289.1K
NOI $17,344 @ 7.0% cap · market cap 5.26%
Theoretical Best
Specialty Retail
$441.4K
$386.2K – $514.9K
NOI $30,896 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
769
Businesses Nearby
Explore this area
Business Placement
Demographics for 59405, MT
33,578
Population
15,260
Households
2.2
Avg Household Size
35
Median Age
29%
College-Educated
94%
High-School Grad
479.4 sq mi
ZIP Area
70
Density / Sq Mi
$60,509
Median Household Income
$37,431
Median Earnings
$947
Median Rent
$236,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex with income potential, recent upgrades, and convenient location.
Where is this triplex located?
The property is located at 804 19th Great Falls, MT.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Strong income potential as a triplex.; Recent upgrades: **new plumbing, gutters, and garage door.**; Versatile layout: one 3‑bedroom unit and two 1‑bedroom units.
