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    New Billings Warehouse/Distribution Facility Title is generated by Realmo AI

    3218-3226 S Frontage Road, Billings, MT 59101

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    For Sale
    $29,000,000

    Modern warehouse/distribution facility near I-90, ideal for logistics.

    Type:Industrial
    Property size:
    295,400 SF
    Price / SF:
    $98/SF
    Added:
    Nov 21, 2025
    Days on Market:
    183
    Last Refresh:
    Dec 3 at 5:03 am

    Property Features for 3218-3226 S Frontage Road

    General Information

    Standard status
    Active
    Size
    295,400 SF
    Property subtype
    Industrial

    We can help!

    Listing Contact
    Leslie DuFresne

    Listing agent Leslie DuFresne License #3472251

    Listing office PREMIER SOTHEBYS INTL REALTY

    Listing date Nov 21, 2025

    Source Naiglobal

    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 PREMIER SOTHEBYS INTL REALTY

    HighLights

    • Strategic location: just 1.2 miles from the South Billings Blvd I‑90 interchange, providing unmatched regional access.
    • High‑cube, Class A facility: Ideal for logistics, e‑commerce, or manufacturing.
    • Large capacity: ±175,400 SF of concrete tilt‑up construction on ±23 acres.
    • Move‑in ready suites available: Demisable to ±10,800 SF.
    • Ample loading capacity: 52 dock‑high doors (24 installed, 28 knock‑outs) and drive‑in access (6 knock‑outs).
    • Extensive parking: 270' shared truck court with 22 trailer parking stalls and ±159 auto parking spaces.

    Overview

    Building 200 is a new, state-of-the-art warehouse and distribution facility. The property is located 1.2 miles from the South Billings Blvd I-90 interchange. The Class A facility features approximately 175,400 square feet of concrete tilt-up construction on approximately 23 acres. The high-cube building is suitable for logistics, e-commerce, or manufacturing operations. The property offers regional access, a strong labor market, and proximity to both I-90 and I-94. The facility has a 32-foot clear height and an ESFR sprinkler system. There are 52 dock-high doors, with 24 installed and 28 knock-outs, as well as drive-in access with 6 knock-outs. A 270-foot shared truck court includes 22 trailer parking stalls. The property also features approximately 159 auto parking spaces. The building can be divided to approximately 10,800 square feet. Move-in ready suites are available.

    Financial Insights

    Value Estimation Calculated for Warehouse

    Conservative
    $21.44M
    NOI $1,929,878 @ 9.00% cap · cautious / downside scenario
    Moderate
    $27.57M
    NOI $1,929,878 @ 7.00% cap · market / base-case scenario
    Aggressive
    $38.60M
    NOI $1,929,878 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Warehouse

    Component $ $/SF
    Gross rent $2.48M $8.40
    − Vacancy −$210.9k −$0.71
    EGI $2.27M $7.69
    − OpEx −$340.6k −$1.15
    NOI $1.93M $6.53
    295,400 SF · lease $8.40/SF/yr · vacancy 8.50% · expense 15.00%

    Alternative Use Scenarios

    Best Use
    Warehouse
    $27.57M
    $24.12M – $32.16M (±1% cap)
    NOI $1,929,878 @ 7.0% cap · market cap 6.65%
    Second Best
    Industrial
    $24.33M
    $21.29M – $28.38M (±1% cap)
    NOI $1,702,833 @ 7.0% cap · market cap 5.87%
    Theoretical Best
    Office A
    $64.45M
    $56.40M – $75.20M (±1% cap)
    NOI $4,511,821 @ 7.0% cap · market cap 15.56%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Warehouses

    Suggested Use

    Restaurant Building Supply Big Box & Wholesale Store Auto Repair Shop Auto Parts Store Kitchen & Bath Showroom Storage Facility HVAC Service Garden Center Furniture & Home Goods

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • City Center Storage — 2832 City Center Cir, Billings, MT 59101
    • Walters' Mega Storage — 302 Nall Ave, Billings, MT 59101

    Location Insight

    • Map
    • Local Demand
    City
    Billings
    County
    Yellowstone
    State
    Montana
    Longitude
    -108.5023858
    Latitude
    45.7528107

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    FAQs

    What type of property is this?
    Warehouse - Modern warehouse/distribution facility near I-90, ideal for logistics.
    Where is this warehouse located?
    The property is located at 3218-3226 S Frontage Road Billings, MT.
    What is the asking price?
    The asking price for this property is $29,000,000.
    What are key features of this property?
    This property features: Strategic location: just 1.2 miles from the South Billings Blvd I‑90 interchange, providing unmatched regional access.; High‑cube, Class A facility: Ideal for logistics, e‑commerce, or manufacturing.; Large capacity: ±175,400 SF of concrete tilt‑up construction on ±23 acres.
    (941) 907-9541
    We can help!
    Listing Contact
    Leslie DuFresne
    Real Estate License ID: 3472251
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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