60-Unit Storage Facility For
For Sale
$97,500
125 South 80 Th Street West 25a, Billings, MT 59106
60-unit storage facility with secure perimeter fence and central restrooms.
Property Size1,152 SF
Price / SF$84.64
Days on Market438
Property Features for 125 South 80 Th Street West 25a
General Information
Standard status
Active
Size
1,152 SF
Total Parking Spaces
2
Property subtype
Commercial
Zoning
Suburban Residential Zone Un-zoned
Taxes and HOA fees
Annual Taxes
$507
Building Details
Year Built
2020
Stories
1
Listing Agency:
U Bar S Real Estate
(406) 652-1151
Listed By:
Carlos Davey · License #RRE-BRO-LIC-24429
(406) 652-1151
Source:
Pinnacleproperty
Added: Jun 12, 2025
Changed: Aug 23
Last Checked: Aug 22 at 5:18PM
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 U Bar S Real Estate
Investment Insights
Based on property information with market context.
This property features 60 storage units, each measuring 24 x 48 feet. The duplex units are constructed with a firewall between them, with each building measuring 48 x 48 feet. Security is enhanced by a key-pad entry system and a secure perimeter fence. The property includes central restrooms for convenience. The wood-frame buildings are finished with colored metal inside and out. Each unit is equipped with a 14-foot high overhead door, 14 feet wide, plus a 3-foot walk-in door. The interiors are metal-lined and feature concrete floors and front aprons. Heating is provided by ceiling-hung natural gas forced-air heaters. Annual association fees are $975 per year, which includes insurance.
Key Highlights
- Secure perimeter with key pad entry and secure perimeter fence
- Large 24 X 48 unit with 14 ft. high and 14 ft. wide overhead door
- Low annual association fees: $975/year (includes insurance)
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
$6,641
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
6.81%
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%
$132,820
$132.8K
Cap Rate 7%
$94,871
$94.9K
Cap Rate 9%
$73,789
$73.8K
Market Conditions
NOI Build-Up for 1,152 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
$10.4K $9.00/SF
− Vacancy
−$881 −$0.77/SF
EGI
$9.5K $8.24/SF
− OpEx
−$2.8K −$2.47/SF
NOI
$6.6K $5.76/SF
Area
Billings, MT
Vacancy
8.50%
Lease Rate
$9.00 /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%
$132,820
Cap Rate 7%
$94,871
Cap Rate 9%
$73,789
Alternative Uses
Best Use
Self Storage
$135.0K
$118.1K – $157.5K
NOI $9,449 @ 7.0% cap · market cap 9.69%
Second Best
Industrial
$94.9K
$83.0K – $110.7K
NOI $6,641 @ 7.0% cap · market cap 6.81%
Theoretical Best
Office A
$251.4K
$219.9K – $293.3K
NOI $17,595 @ 7.0% cap · market cap 18.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 59106, MT
20,681
Population
8,164
Households
2.5
Avg Household Size
40
Median Age
52%
College-Educated
98%
High-School Grad
112.0 sq mi
ZIP Area
185
Density / Sq Mi
$122,374
Median Household Income
$52,380
Median Earnings
$1,380
Median Rent
$483,100
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - 60-unit storage facility with secure perimeter fence and central restrooms.
Where is this self storage facility located?
The property is located at 125 South 80 Th Street West 25a Billings, MT.
What is the asking price?
The asking price for this property is $97,500.
What are key features of this property?
This property features: Secure perimeter with key pad entry and secure perimeter fence; Large 24 X 48 unit with 14 ft. high and 14 ft. wide overhead door; Low annual association fees: $975/year (includes insurance)
