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    3815 Canyon Ferry Rd East Helena, MT 59635
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    3815 Canyon Ferry Rd, East Helena, MT 59635

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    • Commercial real estate
    • 5.25 lot acres
    For Sale
    $899,000
    View Listing →
    East Helena 5-Acre Commercial Parcel For Sale
    $899,000
    5.25 Acres

    East Helena 5-Acre Commercial Parcel

    Prime commercial land in rapidly growing East Helena, Montana.

    3815 Canyon Ferry Road, East Helena, MT 59635
    View Listing
    Property ID
    US52-0942497
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 3815 Canyon Ferry Rd

    Lot size
    5.25 lot acres
    Property type
    Commercial real estate

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Jul 22, 2020 — Cedar Club Investments 2 LLC Fubar Holdings II LLC Warranty Deed —
    Dec 6, 2019 — Fubar Holdings II LLC Hamlin Const & Dev Co INC Warranty Deed —

    Description

    This exceptional 5.25-acre commercial land parcel presents a unique investment opportunity in the rapidly growing northeast valley of East Helena, Montana. Strategically located on the corner of Canyon Ferry Road and Lake Helena Drive, this property boasts an impressive 900 feet of frontage along two of the area's busiest thoroughfares, ensuring high visibility and accessibility. The southern exposure offers breathtaking views of the Elkhorn Mountain Range, providing a stunning backdrop for any commercial development. This area has experienced significant residential expansion in the last decade, with the construction of 110 single-family homes in the adjacent Red Fox Meadows Subdivision, creating a substantial and growing customer base. The property's prime location and the surrounding residential growth make it ideal for a wide range of commercial ventures. The asking price is $899,000. The property is located at 3815 Canyon Ferry Rd, East Helena, MT 59635, in Lewis and Clark County. This is a rare opportunity to establish a business in a thriving community with exceptional visibility and access. Don't miss out on this chance to capitalize on the continued growth of this desirable area.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    East Helena
    County
    Lewis and Clark
    State
    Montana
    Longitude
    -111.8916111
    Latitude
    46.6171208

    Comparable in this City

    • $899,000
      5.25 Acres

      East Helena 5-Acre Commercial Parcel

      Prime commercial land in rapidly growing East Helena, Montana.
      3815 Canyon Ferry Rd, East Helena, MT 59635
      View Details
    • Contact for pricing

      Prime Land in Growing East Helena

      5-acre parcel in East Helena with high traffic exposure.
      3815 Canyon Ferry Rd, East Helena, MT 59635
      View Details
    • Contact for pricing

      Subdividable Land in Growing Community

      243.57 acres of subdividable land in East Helena, Montana.
      5812 Spokane Ranch Rd, East Helena, MT 59635
      View Details
    • $2,200,000
      243.57 Acres

      Subdividable Land in Growing Community

      243.57 acres of subdividable land in East Helena, Montana.
      5812 Spokane Ranch Rd, East Helena, MT 59635
      View Details

    Similar Nearby for Sale

    • $899,000
      5.25 Acres

      East Helena 5-Acre Commercial Parcel

      Prime commercial land in rapidly growing East Helena, Montana.
      3815 Canyon Ferry Rd, East Helena, MT 59635
      View Details
    • Contact for pricing

      Prime Land in Growing East Helena

      5-acre parcel in East Helena with high traffic exposure.
      3815 Canyon Ferry Rd, East Helena, MT 59635
      View Details
    • Contact for pricing

      Subdividable Land in Growing Community

      243.57 acres of subdividable land in East Helena, Montana.
      5812 Spokane Ranch Rd, East Helena, MT 59635
      View Details
    • $2,200,000
      243.57 Acres

      Subdividable Land in Growing Community

      243.57 acres of subdividable land in East Helena, Montana.
      5812 Spokane Ranch Rd, East Helena, MT 59635
      View Details

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    East Helena, MT 59635
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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