Highway-Facing Flex
For Sale
$999,000
11060 US Hwy 93 S, Lolo, MT 59847
CommercialSale, Lolo, MT
Property Size4,000 SF
Lot Size2.01 Acres
Price / SF$249.75
Days on Market41
Property Features for 11060 US Hwy 93 S
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway
Interior features
Fireplace
Fencing
Perimeter
Fireplace
1
Directions
Hwy 93 to Lolo - turn east at Farmer State Bank go straight, down little hill behind the bank. Google should get you there.
Standard status
Active
APN
04209226102050000
Lot size
2.01 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S26, T12 N, R20 W, TRACT 2 COS 1984 NE4 SW4
Tax Annual Amount
10489
Legal Description
S26, T12 N, R20 W, TRACT 2 COS 1984 NE4 SW4
Utilities
Sewer type
Private Sewer, Septic Tank
Heating system
Natural Gas, Wood, Wood Stove, Forced Air
Cooling system
Window Unit(s)
Water source
Well
Building Details
Year built
1980
Number of units
2
Flooring type
Concrete, Laminate
Roof type
Metal
Listing Agency:
Glacier Sotheby's International Realty Hamilton
(406) 363-1643
Listed By:
Sandra McNamara · License #RRE-RBS-LIC-88754
(406) 777-7221
Added: Jul 22
Changed: Aug 31
Last Checked: Aug 31 at 6:06AM
MLS# 30074634
Copyright © 2026 Montana Regional MLS. 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 4,000 SF flex building on 2.01 acres combines customer-facing office areas with adaptable warehouse and shop space. The layout includes three bays, a main office measuring approximately 13' x 18' with a waiting area and restroom, a second storefront office of approximately 9' x 12', and a rear bay measuring approximately 23' x 40'. Overhead doors include one approximately 12' x 12' and another approximately 8' x 10'. The rear bay has a dedicated electrical panel and separate utility billing. Additional features include a second restroom with washer/dryer hookups, natural gas suspended heat in the main portion, a private well, septic system, perimeter fencing, and a highway-facing sign with electrical service.
The property is located along US Highway 93 in Lolo, with reported traffic exceeding 25,000 vehicles per day (AADT). Highway access supports entry, maneuvering, and turnaround for larger vehicles and trucks. A fenced truck and equipment yard adds functional outdoor storage area.
The property is located along US Highway 93 in Lolo, with reported traffic exceeding 25,000 vehicles per day (AADT). Highway access supports entry, maneuvering, and turnaround for larger vehicles and trucks. A fenced truck and equipment yard adds functional outdoor storage area.
Key Highlights
- 4,000 SF commercial flex building on 2.01 acres
- Three‑bay configuration with office, warehouse, and shop areas
- US Highway 93 frontage with over 25,000 vehicles per day (AADT)
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
$49,421
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
4.95%
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%
$988,420
$988.4K
Cap Rate 7%
$706,014
$706.0K
Cap Rate 9%
$549,122
$549.1K
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
$86.4K $21.60/SF
− Vacancy
−$10.4K −$2.59/SF
EGI
$76.0K $19.01/SF
− OpEx
−$26.6K −$6.65/SF
NOI
$49.4K $12.36/SF
Area
Missoula County, MT
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$988,420
Cap Rate 7%
$706,014
Cap Rate 9%
$549,122
Alternative Uses
Best Use
Flex RnD
$706.0K
$617.8K – $823.7K
NOI $49,421 @ 7.0% cap · market cap 4.95%
Second Best
Office B
$666.0K
$582.8K – $777.0K
NOI $46,620 @ 7.0% cap · market cap 4.67%
Theoretical Best
Specialty Retail
$1.15M
$1.01M – $1.35M
NOI $80,730 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
160
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59847, MT
6,112
Population
2,781
Households
2.2
Avg Household Size
39
Median Age
36%
College-Educated
96%
High-School Grad
301.2 sq mi
ZIP Area
20
Density / Sq Mi
$75,710
Median Household Income
$41,799
Median Earnings
$1,172
Median Rent
$366,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Three-bay commercial space with offices, warehouse areas, and a fenced equipment yard.
Where is this flex space located?
The property is located at 11060 US Hwy 93 S Lolo, MT.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 4,000 SF commercial flex building on 2.01 acres; Three‑bay configuration with office, warehouse, and shop areas; US Highway 93 frontage with over 25,000 vehicles per day (AADT)
