Warehouse with Dual Five-Ton Bridge
For Sale
Contact for pricing
1202 E Railroad St, Laurel, MT 59044
Warehouse space with modern office areas, interstate frontage, and paved parking for staff and visitors.
Property Size33,200 SF
Lot Size5.00 Acres
Price / SF$141.57
Days on Market449
Property Features for 1202 E Railroad St
General Information
Standard status
Active
Size
33,200 SF
Lot size
5.00 Acres
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
dual 5-ton bridge cranes
Building Details
Construction
steel frame
Listing Agency:
Coldwell Banker Commercial CBS
(406) 656-2001
Listed By:
Bruce Knudsen · License ##RRE-BRO-LIC-127352
(406) 698-8636
Source:
Moodyscre
Added: Jun 23, 2025
Changed: Sep 6
Last Checked: Sep 14 at 8:30AM
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.
Warehouse with modern construction featuring steel framing and tall side walls, plus clean, contemporary office spaces designed for productivity. The facility is equipped with dual five-ton bridge cranes for overhead material handling, supporting flexible industrial operations.
The property sits on five acres with an ample operations footprint and a paved parking lot for staff and visitors. Interstate frontage provides visibility and convenient access, and the site is located on the southeast side of Laurel near Walmart, restaurants, and other everyday conveniences.
With a total size of 33,200 square feet, this warehouse-and-office configuration can support a range of light industrial and distribution-style needs where on-site office space and overhead crane capacity are important.
The property sits on five acres with an ample operations footprint and a paved parking lot for staff and visitors. Interstate frontage provides visibility and convenient access, and the site is located on the southeast side of Laurel near Walmart, restaurants, and other everyday conveniences.
With a total size of 33,200 square feet, this warehouse-and-office configuration can support a range of light industrial and distribution-style needs where on-site office space and overhead crane capacity are important.
Key Highlights
- 33,200 SF warehouse with clean, contemporary office spaces
- Five acres of site area with ample space for operations
- Dual five‑ton bridge cranes for overhead material handling
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
$380,970
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
8.11%
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%
$7,619,400
$7.6M
Cap Rate 7%
$5,442,429
$5.4M
Cap Rate 9%
$4,233,000
$4.2M
Market Conditions
NOI Build-Up for 33,200 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
$597.6K $18.00/SF
− Vacancy
−$89.6K −$2.70/SF
EGI
$508.0K $15.30/SF
− OpEx
−$127.0K −$3.82/SF
NOI
$381.0K $11.48/SF
Area
Yellowstone County, MT
Vacancy
15.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$7,619,400
Cap Rate 7%
$5,442,429
Cap Rate 9%
$4,233,000
Alternative Uses
Best Use
Office B
$5.44M
$4.76M – $6.35M
NOI $380,970 @ 7.0% cap · market cap 8.11%
Second Best
Warehouse
$3.47M
$3.03M – $4.04M
NOI $242,551 @ 7.0% cap · market cap 5.16%
Theoretical Best
Office A
$7.21M
$6.31M – $8.41M
NOI $504,852 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Balanced
Demand for This Use
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
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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?
Warehouse - Warehouse space with modern office areas, interstate frontage, and paved parking for staff and visitors.
Where is this warehouse located?
The property is located at 1202 E Railroad St Laurel, MT.
What is the asking price?
The asking price for this property is $4,700,000.
What are key features of this property?
This property features: 33,200 SF warehouse with clean, contemporary office spaces; Five acres of site area with ample space for operations; Dual five‑ton bridge cranes for overhead material handling
