Upper-Level Warehouse
For Sale
$345,000
4-47220 Gallatin Rd, Gallatin Gateway, MT 59730
Upper-level industrial space includes a mezzanine, overhead door, work bench, and cabinets.
Property Size840 SF
Price / SF$410.71
Days on Market27
Property Features for 4-47220 Gallatin Rd
General Information
Standard status
Active
Size
840 SF
Warehouse & Industrial
Warehouse Space
840 SF
Mezzanine
138 SF
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$925
Listing Agency:
ERA Landmark of Big Sky
(406) 580-5475
Listed By:
Kirk Dige
(406) 580-5475
Source:
Exprealty
Added: Aug 4
Changed: Aug 28
Last Checked: Aug 29 at 3:10PM
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 ERA Landmark of Big Sky
Investment Insights
Based on property information with market context.
Located at 4-47220 Gallatin Rd in Gallatin Gateway, this upper-level warehouse unit provides 840 square feet of base area plus an added mezzanine of approximately 138 square feet, for roughly 978 square feet of usable space. The layout supports storage and contractor-oriented operations.
A 16-foot-wide by 14-foot-tall overhead door provides access for larger stored items, including RVs, campers, and trailers. The unit also includes a work bench and cabinets for organized storage or workspace needs.
A 16-foot-wide by 14-foot-tall overhead door provides access for larger stored items, including RVs, campers, and trailers. The unit also includes a work bench and cabinets for organized storage or workspace needs.
Key Highlights
- 978 square feet of usable area, including 840 square feet plus an approximately 138‑square‑foot mezzanine
- 16‑foot‑wide by 14‑foot‑tall overhead door
- Upper‑level industrial warehouse unit at 4‑47220 Gallatin Rd
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
$10,592
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
3.07%
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%
$211,840
$211.8K
Cap Rate 7%
$151,314
$151.3K
Cap Rate 9%
$117,689
$117.7K
Market Conditions
NOI Build-Up for 840 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
$12.6K $15.00/SF
− Vacancy
−$139 −$0.17/SF
EGI
$12.5K $14.83/SF
− OpEx
−$1.9K −$2.23/SF
NOI
$10.6K $12.61/SF
Area
Gallatin County, MT
Vacancy
1.10%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
15.00%
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%
$211,840
Cap Rate 7%
$151,314
Cap Rate 9%
$117,689
Alternative Uses
Best Use
Warehouse
$151.3K
$132.4K – $176.5K
NOI $10,592 @ 7.0% cap · market cap 3.07%
Second Best
Flex RnD
$146.0K
$127.8K – $170.3K
NOI $10,220 @ 7.0% cap · market cap 2.96%
Theoretical Best
Office A
$219.3K
$191.9K – $255.9K
NOI $15,354 @ 7.0% cap · market cap 4.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59730, MT
2,154
Population
1,337
Households
1.6
Avg Household Size
41
Median Age
45%
College-Educated
98%
High-School Grad
686.1 sq mi
ZIP Area
3
Density / Sq Mi
$85,849
Median Household Income
$42,273
Median Earnings
$1,469
Median Rent
$817,600
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Upper-level industrial space includes a mezzanine, overhead door, work bench, and cabinets.
Where is this warehouse located?
The property is located at 4-47220 Gallatin Rd Gallatin Gateway, MT.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: 978 square feet of usable area, including 840 square feet plus an approximately 138‑square‑foot mezzanine; 16‑foot‑wide by 14‑foot‑tall overhead door; Upper‑level industrial warehouse unit at 4‑47220 Gallatin Rd
