Client tools
Run the numbers before you call.
Free calculators we use every day — value, lease cost, buy vs. lease, financing, 1031 deadlines, space needs, NNN costs, rent rolls, property taxes, cap rate pricing, IRR and 1031 tax deferral. Nothing you type leaves your browser unless you send it to us.
Income approach
What's my property worth?
Value an income property the way buyers and lenders do: net operating income divided by a cap rate. The hard part in Montana is the cap rate — sale prices aren't public record, so national websites can't see them. We can.
A calculator gives you a number. A broker opinion of value gives you the comparable sales behind it — from the files only local brokers have.
Get a broker opinion of valueTenants
Compare two lease quotes
Gross vs. NNN, free rent, TI and escalations make quotes hard to compare. This puts both on the same footing: total cost over the term and an effective rate per square foot.
We read the CAM clause, the escalations and the operating expense history before you sign — at no cost to you as a tenant in most deals.
See space for leaseOwner-users
Should I buy my building or keep leasing?
Compare a mortgage plus carrying costs against rent over the time you expect to stay, counting the equity you'd build.
SBA 504 and 7(a) loans can get an owner-user in with 10% down. We'll show you what's for sale that fits, and what it would cost to own.
See buildings for saleEstimates only — not tax, legal or lending advice. Ignores depreciation and tax effects.
Investors
Financing & debt coverage
Payment, debt-service coverage, cash-on-cash return — and the largest loan the property's income will support at a lender's minimum DSCR.
We underwrite rent rolls, expenses and capital needs line by line before you write an offer — and we know which local lenders are lending on what.
See investment propertyEstimates only. Lender terms vary.
1031 exchange
Your 1031 deadlines
Enter the date your relinquished property closed. You have 45 days to identify replacement property and 180 days to close on it — no extensions.
Forty-five days goes fast in a thin market. We map your identification list against real inventory, including property that isn't advertised.
See replacement propertiesWork with a qualified intermediary and your CPA. This is a date calculator, not tax advice.
Planning
How much space do I need?
A starting range for office space from headcount and layout. We'll refine it on a tour — storage, conference rooms and parking change the answer.
Tell us the headcount and how you work, and we'll pull every space in town that fits — listed or not.
See office spaceLandlords & tenants
What will NNN / CAM cost?
Add up the pass-through expenses on a building and see the cost per square foot and what one tenant's share comes to. Landlords use it to set the NNN estimate; tenants use it to check one.
We reconcile CAM for the buildings we manage and review it for tenants before they sign — most disputes start with a pass-through nobody checked.
Talk to us about property managementInvestors
Rent roll & lease expirations
Enter each suite's size, monthly rent and lease end date. You'll get occupancy, rent per square foot, the weighted average lease term left (WALT) and how much income rolls each year.
Lenders and buyers price the rollover. We'll underwrite the rent roll against market rents and tell you what it means for value.
Get a broker opinion of valueUses today's date for remaining term. Month-to-month or expired leases count as zero term.
Montana property tax
Estimate a commercial property's taxes
Montana taxes commercial property at a percentage of its assessed market value, then applies your district's mill levy. For 2026, commercial and industrial property is taxed at 1.50% of value under $2,274,000 and 1.90% at or above it.
Values were reappraised for 2025–2026 and rates changed both years. If your assessment looks high, an opinion of value is the starting point for an appeal.
Get a broker opinion of valueEstimate only. Special assessments (SIDs, lighting, storm) are billed separately. Rates: Montana Department of Revenue, 2026.
Pricing
Cap rate to price table
See what a property is worth across a range of cap rates — the quickest way to see how much a quarter-point matters.
Which cap rate is right is the whole question. We know where Great Falls deals actually closed, because Montana doesn't publish sale prices.
Get a broker opinion of valueInvestors
Cap rate, cash-on-cash & GRM
Fill in any two of NOI, cap rate and price to solve for the third. Add gross rent for GRM, and cash flow plus cash invested for cash-on-cash.
Ratios are only as good as the NOI behind them. We rebuild NOI from the actual leases and expenses before anyone prices a deal.
Get a broker opinion of valueInvestors
IRR & NPV over the hold
Project the hold: equity in, cash flow growing each year, then a sale. You get IRR, NPV at your target return, equity multiple and total profit.
The exit price drives IRR more than anything else. We'll give you a defensible one based on what actually trades here.
See investment propertyBefore-tax. Assumes level growth and a single sale at the end of the hold.
1031 exchange
How much tax does a 1031 defer?
Estimate the tax on a straight sale — depreciation recapture, federal capital gains, the 3.8% investment income tax and Montana — and what you'd need to buy to defer all of it.
Identification is the hard part: 45 days in a thin market. We map replacement property — including what isn't listed — before you close the sale.
See replacement propertiesRough estimate, not tax advice. Recapture taxed at up to 25%. Work with your CPA and a qualified intermediary.
Any parcel in Montana
Parcel, zoning & Opportunity Zone lookup
Type an address or zoom the map and click any lot: acreage, assessed value, legal description, zoning, Opportunity Zone status, water, sewer and power lines.
Numbers are the start of the conversation.
Call 406-750-0276 or send us a note. We're downtown at 21 3rd Street N.