Office Building with Garage
For Sale
$2,400,000
45 Basin Creek Road, Butte, MT 59701
Butte, MT
Property Size24,684 SF
Lot Size4.00 Acres
Price / SF$97.23
Days on Market21
Property Features for 45 Basin Creek Road
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Lot size
4.00 Acres
Amenities
complete chemistry laboratory
oversized IT room with floating floor
reception and front desk areas
multiple bathrooms
security system
overhead doors
truck bay
generator
central air conditioning
gas forced air heat
public water and sewer
connected natural gas
fenced yard
underground sprinklers
mountain views
Building Details
Year built
2000
Listing Agency:
Engel & Volkers Missoula · Engel & Völkers
(406) 926-3322
Listed By:
Dawn Maddux · License #RRE-BRO-LIC-31860
(406) 550-4131
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 22 at 2:06PM
MLS# 30077561
Copyright © 2026 Engel & Völkers. 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 office-oriented commercial property combines approximately 24,684 square feet of improvements on approximately 4 acres. The building contains approximately 19,635 square feet of office area and 5,049 square feet of garage and storage space, with reception and front desk areas, multiple bathrooms, overhead doors, a truck bay, and additional storage. A chemistry laboratory, oversized IT room with floating floor, security system, generator, central air conditioning, gas forced-air heat, public water and sewer, and connected natural gas are also included.
The level site offers 40 parking spaces with additional parking available, plus a fenced yard along the west side of the building. Underground sprinklers and asphalt access from both city and county roads support the property’s outdoor and circulation features. Built in 2000, the commercially zoned facility is positioned just south of Highlands College campus in Butte, Montana.
The level site offers 40 parking spaces with additional parking available, plus a fenced yard along the west side of the building. Underground sprinklers and asphalt access from both city and county roads support the property’s outdoor and circulation features. Built in 2000, the commercially zoned facility is positioned just south of Highlands College campus in Butte, Montana.
Key Highlights
- Approximately 24,684 square feet on approximately 4 acres
- Approximately 19,635 square feet of office space and 5,049 square feet of garage and storage space
- Chemistry laboratory and oversized IT room with floating floor
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
$149,762
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
6.24%
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%
$2,995,240
$3.0M
Cap Rate 7%
$2,139,457
$2.1M
Cap Rate 9%
$1,664,022
$1.7M
Market Conditions
NOI Build-Up for 24,684 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
$231.0K $9.36/SF
− Vacancy
−$17.1K −$0.69/SF
EGI
$213.9K $8.67/SF
− OpEx
−$64.2K −$2.60/SF
NOI
$149.8K $6.07/SF
Area
Silver Bow County, MT
Vacancy
7.40%
Lease Rate
$9.36 /SF/Yr
Expense Ratio
30.00%
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%
$2,995,240
Cap Rate 7%
$2,139,457
Cap Rate 9%
$1,664,022
Alternative Uses
Best Use
Office B
$4.55M
$3.98M – $5.31M
NOI $318,689 @ 7.0% cap · market cap 13.28%
Second Best
Industrial
$2.14M
$1.87M – $2.50M
NOI $149,762 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$5.38M
$4.71M – $6.28M
NOI $376,575 @ 7.0% cap · market cap 15.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 59701, MT
33,937
Population
16,834
Households
2
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
509.7 sq mi
ZIP Area
67
Density / Sq Mi
$56,799
Median Household Income
$34,793
Median Earnings
$811
Median Rent
$219,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible commercial facility with laboratory, specialized IT infrastructure, secured yard, and substantial parking.
Where is this office building located?
The property is located at 45 Basin Creek Road Butte, MT.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Approximately 24,684 square feet on approximately 4 acres; Approximately 19,635 square feet of office space and 5,049 square feet of garage and storage space; Chemistry laboratory and oversized IT room with floating floor
