Class A Office Unit with
For Sale
$875,000
A-3390 Colton Dr, Helena, MT 59602
Ground-level office space includes private offices, a conference room, and a fenced outdoor area.
Property Size4,040 SF
Price / SF$216.58
Days on Market131
Property Features for A-3390 Colton Dr
General Information
Standard status
Active
Size
4,040 SF
Class
Class A
Additional Details
Floor
Ground Floor, Second Floor
Office Units
1
Taxes and HOA fees
Annual Taxes
$11,269
Amenities
landscaping
vaulted ceilings
natural light
private fenced patio
fire pit
storage shed
natural finishes
contemporary amenities
conference room
kitchenette
Building Details
Tenancy
Single
Listing Agency:
Scout Real Estate
(406) 579-8946
Listed By:
Hayden Peirce
(406) 579-8946
Source:
Exprealty
Added: Apr 1
Changed: Aug 7
Last Checked: Aug 9 at 9:19AM
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 Scout Real Estate
Investment Insights
Based on property information with market context.
This 4,040-square-foot Class A office unit combines a ground-level entrance with a two-floor layout. The interior includes 12 private offices, a conference room, kitchenette, two bathrooms, vaulted ceilings, and abundant natural light. Natural finishes and contemporary amenities contribute to the professional buildout, while a fenced patio, fire pit, and storage shed extend the usable space outdoors.
The property is located at A-3390 Colton Dr in Helena, within Cottonwood West Business Park. On-site asphalt parking is supplemented by street parking. The ground-level entrance supports ADA access to the first floor, providing a practical configuration for office users seeking a finished workspace with dedicated rooms and shared meeting areas.
The property is located at A-3390 Colton Dr in Helena, within Cottonwood West Business Park. On-site asphalt parking is supplemented by street parking. The ground-level entrance supports ADA access to the first floor, providing a practical configuration for office users seeking a finished workspace with dedicated rooms and shared meeting areas.
Key Highlights
- 4, 040 square feet of Class A office space
- 12 private offices across a two‑floor layout
- Ground‑level entrance with first‑floor ADA access
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
$43,268
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
4.94%
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%
$865,360
$865.4K
Cap Rate 7%
$618,114
$618.1K
Cap Rate 9%
$480,756
$480.8K
Market Conditions
NOI Build-Up for 4,040 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
$67.9K $16.80/SF
− Vacancy
−$10.2K −$2.52/SF
EGI
$57.7K $14.28/SF
− OpEx
−$14.4K −$3.57/SF
NOI
$43.3K $10.71/SF
Area
Lewis and Clark County, MT
Vacancy
15.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
25.00%
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%
$865,360
Cap Rate 7%
$618,114
Cap Rate 9%
$480,756
Alternative Uses
Best Use
Office B
$618.1K
$540.9K – $721.1K
NOI $43,268 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$877.6K
$767.9K – $1.02M
NOI $61,434 @ 7.0% cap · market cap 7.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Ground-level office space includes private offices, a conference room, and a fenced outdoor area.
Where is this office units located?
The property is located at A-3390 Colton Dr Helena, MT.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 4, 040 square feet of Class A office space; 12 private offices across a two‑floor layout; Ground‑level entrance with first‑floor ADA access
