Building Details

Year built 1993

Floors in Building 1

Building materials MetalSiding

Roof type Metal

Listing Agency: Montana Real Estate Brokers b***@soldmontana.net Show Phone

Listed By: Chris Dunn · License #RRE-RBS-LIC-13083 Show Phone

Added: Aug 25 Last Checked: Aug 26 at 9:06PM

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MLS# 361478

Copyright © 2026 Billings Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This self-storage property contains 24 units within a 4,000-square-foot facility on 0.482 acres. Two mobile homes add residential components: one has 3 bedrooms and 1 bathroom, while the other offers 5 bedrooms and 2 bathrooms. Both homes include washer and dryer appliances and gas furnaces. The storage units do not have power, while the mobile homes have individual electric and gas service connected to city sewer. The homes share one well and are occupied by long-term tenants. Parking is available on the street for the smaller home and both on and off the street for the larger home. Built in 1993, the improvements feature metal siding and metal roofing. The property is located on S Clark Street in Park City, Montana.

Key Highlights

• 24 self‑storage units with 2 units currently vacant
• Two mobile homes included: 3 bedrooms/1 bathroom and 5 bedrooms/2 bathrooms
• 4,000‑square‑foot property on 0.482 acres

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

$33,858

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

8.46%

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%

$677,160 $677.2K

Cap Rate 7%

$483,686 $483.7K

Cap Rate 9%

$376,200 $376.2K

Market Conditions

NOI Build-Up for 4,000 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

$64.8K $16.20/SF

− Vacancy

−$3.2K −$0.81/SF

EGI

$61.6K $15.39/SF

− OpEx

−$27.7K −$6.93/SF

NOI

$33.9K $8.46/SF

Area

Stillwater 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 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%

$677,160

Cap Rate 7%

$483,686

Cap Rate 9%

$376,200

Alternative Uses

Best Use

Apartment 5plus

$483.7K

$423.2K – $564.3K (±1% cap)

NOI $33,858 @ 7.0% cap · market cap 8.46%

Second Best

Self Storage

$468.7K

$410.1K – $546.8K (±1% cap)

NOI $32,810 @ 7.0% cap · market cap 8.20%

Theoretical Best

Office A

$872.8K

$763.7K – $1.02M (±1% cap)

NOI $61,094 @ 7.0% cap · market cap 15.27%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Self storage facilities

Location Intelligence

Trade Area within ½ mile

60

Businesses Nearby

Explore this area Business Placement

Demographics for 59063, MT

2,174

Population

861

Households

2.5

Avg Household Size

47

Median Age

29%

College-Educated

93%

High-School Grad

61.2 sq mi

ZIP Area

36

Density / Sq Mi

$90,417

Median Household Income

$44,917

Median Earnings

$1,107

Median Rent

$336,800

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this self storage facilities located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Self storage facility - The property combines storage units with two mobile homes supported by separate utility service and established occupancy.

Where is this self storage facility located?

The property is located at S Clark Street Park City, MT.

What is the asking price?

The asking price for this property is $400,000.

What are key features of this property?

This property features: 24 self‑storage units with 2 units currently vacant; Two mobile homes included: 3 bedrooms/1 bathroom and 5 bedrooms/2 bathrooms; 4,000‑square‑foot property on 0.482 acres