Three-Bay Flex
For Sale
$999,000
11060 Us Hwy 93 S, Lolo, MT 59847
Versatile commercial building with office areas, warehouse configurations, and a fenced truck and equipment yard.
Property Size4,000 SF
Lot Size2.01 Acres
Price / SF$249.75
Days on Market35
Property Features for 11060 Us Hwy 93 S
General Information
Standard status
Active
Size
4,000 SF
Lot size
2.01 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Additional Details
Office Build-Out
342 SF
Taxes and HOA fees
Annual Taxes
$10,489
Building Details
Building Size
4,000 SF
Year Built
1980
Buildings
1
Units
2
Listing Agency:
Glacier Sotheby's International Realty Hamilton
(406) 777-7221
Listed By:
Sandra McNamara · License #RRE-RBS-LIC-88754
(406) 777-7221
Source:
Avatarrealtymt
Added: Jul 27
Changed: Aug 29
Last Checked: Jul 27 at 3:31AM
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 Glacier Sotheby's International Realty Hamilton
Investment Insights
Based on property information with market context.
Built in 1980, this approximately 4,000-square-foot flex property occupies 2.01 acres and is arranged as three separate bays. The building includes two front office or reception areas, two restrooms, and adaptable warehouse or shop space. One bay measures approximately 23' x 40' and has its own electrical panel and separate utility billing. Overhead doors measure approximately 12' x 12' and 8' x 10', while the main portion is heated by a new natural gas suspended system. Washer and dryer hookups are provided in the second restroom.
The property fronts US Highway 93 S in Lolo, Montana, along a corridor reporting over 25,000 vehicles per day. Highway access supports entry, maneuvering, and turnaround for larger vehicles and trucks. Additional site features include a fenced truck and equipment yard, a highway-facing sign with electrical service, and private well and septic systems.
The property fronts US Highway 93 S in Lolo, Montana, along a corridor reporting over 25,000 vehicles per day. Highway access supports entry, maneuvering, and turnaround for larger vehicles and trucks. Additional site features include a fenced truck and equipment yard, a highway-facing sign with electrical service, and private well and septic systems.
Key Highlights
- 2.01‑acre site with approximately 4,000 SF commercial building
- Three separate bays with the option to open the wall between two bays
- Fenced truck/equipment yard with access from US Highway 93
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
206
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
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building with office areas, warehouse configurations, and a fenced truck and 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: 2.01‑acre site with approximately 4,000 SF commercial building; Three separate bays with the option to open the wall between two bays; Fenced truck/equipment yard with access from US Highway 93
