Main Street Office/Retail
For Sale
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113 E Main St, Laurel, MT 59044
Prime 2,250 SF office/retail space in downtown Laurel, MT.
Property Size2,250 SF
Price / SF$122.22
Days on Market172
Property Features for 113 E Main St
General Information
Standard status
Active
Size
2,250 SF
Class
A
Property subtype
Office
Listing Agency:
Coldwell Banker Commercial CBS
(406) 698-8636
Listed By:
Erik Caseres · License #MT
Source:
Crexi
Added: Feb 20
Changed: Aug 8
Last Checked: Aug 10 at 8:58AM
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
Investment Insights
Based on property information with market context.
Located in downtown Laurel, Montana, this 2,250 square foot office/retail building is positioned along a highly traveled corridor, offering exceptional exposure, easy access, and signage opportunities. The flexible layout includes multiple offices, two private restrooms, and retail/showroom space. The building features wood flooring, custom wood-paneled walls, and excellent lighting. Fresh paint enhances the space. Parking is available in the rear. The property is suitable for professional services such as insurance agencies, real estate brokerages, law offices, accounting or tax services, financial advisory firms, consulting offices, counseling or therapy practices, and title companies. It is also suitable for retail and specialty uses such as boutique retail shops, gift stores, specialty food or coffee concepts, salons or barber shops, wellness studios, galleries or creative workspaces, and small showrooms. This property is located in a growing, business-friendly community minutes from Billings.
Key Highlights
- Prime downtown Laurel location with high visibility on Main Street.
- 2,250 sq ft flexible office/retail space suitable for diverse business types.
- Move‑in ready condition with fresh paint and hardwood flooring, complemented by custom wood‑paneled walls.
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
$21,546
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
7.83%
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%
$430,920
$430.9K
Cap Rate 7%
$307,800
$307.8K
Cap Rate 9%
$239,400
$239.4K
Market Conditions
NOI Build-Up for 2,250 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
$32.4K $14.40/SF
− Vacancy
−$1.6K −$0.72/SF
EGI
$30.8K $13.68/SF
− OpEx
−$9.2K −$4.10/SF
NOI
$21.5K $9.58/SF
Area
Yellowstone County, MT
Vacancy
5.00%
Lease Rate
$14.40 /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%
$430,920
Cap Rate 7%
$307,800
Cap Rate 9%
$239,400
Alternative Uses
Best Use
Office B
$368.8K
$322.7K – $430.3K
NOI $25,819 @ 7.0% cap · market cap 9.39%
Second Best
Retail
$307.8K
$269.3K – $359.1K
NOI $21,546 @ 7.0% cap · market cap 7.83%
Theoretical Best
Office A
$488.8K
$427.7K – $570.2K
NOI $34,214 @ 7.0% cap · market cap 12.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
487
Businesses Nearby
Explore this area
Business Placement
Demographics for 59044, MT
12,099
Population
5,247
Households
2.3
Avg Household Size
41
Median Age
27%
College-Educated
95%
High-School Grad
175.1 sq mi
ZIP Area
69
Density / Sq Mi
$86,011
Median Household Income
$40,535
Median Earnings
$983
Median Rent
$317,200
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?
Office units - Prime 2,250 SF office/retail space in downtown Laurel, MT.
Where is this office units located?
The property is located at 113 E Main St Laurel, MT.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Prime downtown Laurel location with high visibility on Main Street.; 2,250 sq ft flexible office/retail space suitable for diverse business types.; Move‑in ready condition with fresh paint and hardwood flooring, complemented by custom wood‑paneled walls.
