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    Renovated Two-Level Office Building Title is generated by Realmo AI

    11 E Airport Rd, Billings, MT 59105

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    For Lease
    $10 SF/Yr $7,874/Mo (calc)

    Renovated, two-level office building suited for regional teams needing flexible space and airport-area access.

    Type:Office
    Property size:
    9,449 SF
    Lot size:
    1.53 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 1:42 am

    Property Features for 11 E Airport Rd

    General Information

    Standard status
    Active
    Size
    9,449 SF
    Lot size
    1.53 Acres
    Property subtype
    Office

    Building Details

    Year Built
    1971

    Spaces For Lease

    at 11 E Airport Rd Contact us

    We can help!

    Listing Contact
    Michael Speidel
    Michael Speidel

    Listing agent Michael Speidel

    Listing office Coldwell Banker Commercial CBS

    Listing date Jun 3, 2026

    Source Cbcmontana

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Commercial CBS

    HighLights

    • Renovated, two‑level office building built in 1971
    • 9,449 SF office space for lease
    • Located at 11 E Airport Rd, Billings, MT on 1.53 acres
    • Airport‑adjacent setting suited for aviation & aerospace and flight operations‑related uses
    • Flexible office building layout that can support professional services, healthcare support, and tech/drone businesses
    • Two‑level office building offers space for regional teams and corporate regional operations

    Overview

    This renovated two-level office building offers 9,449 SF across a functional layout designed for office operations. The property sits on 1.53 acres and is configured as a standalone office facility, providing a clear, dedicated setting for an organization that wants its own building rather than shared space.

    Located at 11 E Airport Rd in Billings, MT, the building benefits from airport adjacency mentioned in the remarks. That proximity can support businesses that value convenient access for day-to-day operations outside downtown congestion, along with regional activity tied to aviation, logistics, and technical services.

    The space can fit a range of professional uses, including aviation and aerospace operations, technology and drone-related firms, healthcare support offices, and other regional professional services such as law, architecture, engineering, and insurance. It may also work for corporate regional offices or training and software-oriented organizations looking for a centrally located, office-first footprint. With its renovated condition and dedicated, two-level configuration, this property is well suited for tenants seeking an established office environment on a larger parcel off Airport Rd.
    Location Intelligence

    Current Use by Public Records

    Arc 3 Corporation Security Service

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Billings
    County
    Yellowstone
    State
    Montana
    Longitude
    -108.4872958
    Latitude
    45.8033319

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    FAQs

    What type of property is this?
    Office building - Renovated, two-level office building suited for regional teams needing flexible space and airport-area access.
    Where is this office building located?
    The property is located at 11 E Airport Rd Billings, MT.
    What is the lease rate?
    The lease rate is $10 SF/Yr.
    What are key features of this property?
    This property features: Renovated, two‑level office building built in 1971; 9,449 SF office space for lease; Located at 11 E Airport Rd, Billings, MT on 1.53 acres
    (406) 601-9695
    We can help!
    Listing Contact
    Michael Speidel
    Michael Speidel
    Learn More
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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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