Flex Space with Secure
For Sale
$369,900
170 Andrea Drive Unit 10, Belgrade, MT 59714
M2 zoning supports a combined office, warehouse, and enclosed outdoor storage configuration.
Property Size1,800 SF
Price / SF$205.50
Days on Market72
Property Features for 170 Andrea Drive Unit 10
General Information
Standard status
Active
Size
1,800 SF
Zoning
M2 - Manufacturing & Industrial (MI)
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
800 SF
Office Build-Out
1,000 SF
Building Details
Building Size
1,800 SF
Year Built
2005
Listing Agency:
Crosscurrent Real Estate
(406) 980-0128
Listed By:
Nick Zimmer · License #BRO-25717
Source:
Purewestrealestate
Added: Jun 20
Changed: Aug 29
Last Checked: Aug 29 at 6:45PM
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 Crosscurrent Real Estate
Investment Insights
Based on property information with market context.
This 1,800-square-foot flex property combines approximately 1,000 square feet of office space with approximately 800 square feet of warehouse area. The office component includes four offices and is configured to accommodate multiple tenancies. Built in 2005, the property also includes a 30-by-40-foot fully enclosed yard with a Conex box for secure outdoor storage of equipment, vehicles, or inventory.
Zoned M2 - Manufacturing & Industrial (MI), the property is suited to a range of industrial and commercial operations, including storage, light manufacturing, warehousing, and distribution. The warehouse provides room for equipment and inventory, while the office area supports administrative and customer-facing functions. Access to major highways, Bozeman Yellowstone International Airport, and the surrounding region adds transportation convenience for business operations.
Zoned M2 - Manufacturing & Industrial (MI), the property is suited to a range of industrial and commercial operations, including storage, light manufacturing, warehousing, and distribution. The warehouse provides room for equipment and inventory, while the office area supports administrative and customer-facing functions. Access to major highways, Bozeman Yellowstone International Airport, and the surrounding region adds transportation convenience for business operations.
Key Highlights
- Approximately 1,800 square feet combining office and warehouse space
- Approximately 1,000 square feet of office area with 4 offices
- Approximately 800 square feet of warehouse space
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
$26,479
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
7.16%
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%
$529,580
$529.6K
Cap Rate 7%
$378,271
$378.3K
Cap Rate 9%
$294,211
$294.2K
Market Conditions
NOI Build-Up for 1,800 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
$37.8K $21.00/SF
− Vacancy
−$2.5K −$1.39/SF
EGI
$35.3K $19.61/SF
− OpEx
−$8.8K −$4.90/SF
NOI
$26.5K $14.71/SF
Area
Gallatin County, MT
Vacancy
6.60%
Lease Rate
$21.00 /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%
$529,580
Cap Rate 7%
$378,271
Cap Rate 9%
$294,211
Alternative Uses
Best Use
Office B
$378.3K
$331.0K – $441.3K
NOI $26,479 @ 7.0% cap · market cap 7.16%
Second Best
Warehouse
$324.3K
$283.7K – $378.3K
NOI $22,698 @ 7.0% cap · market cap 6.14%
Theoretical Best
Office A
$470.0K
$411.3K – $548.4K
NOI $32,901 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
175
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 59714, MT
22,333
Population
10,043
Households
2.2
Avg Household Size
35
Median Age
37%
College-Educated
97%
High-School Grad
418.2 sq mi
ZIP Area
53
Density / Sq Mi
$89,217
Median Household Income
$47,587
Median Earnings
$1,558
Median Rent
$490,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Flex space - M2 zoning supports a combined office, warehouse, and enclosed outdoor storage configuration.
Where is this flex space located?
The property is located at 170 Andrea Drive Unit 10 Belgrade, MT.
What is the asking price?
The asking price for this property is $369,900.
What are key features of this property?
This property features: Approximately 1,800 square feet combining office and warehouse space; Approximately 1,000 square feet of office area with 4 offices; Approximately 800 square feet of warehouse space
