Office Building with
For Sale
$2,400,000
45 Basin Creek Rd, Butte, MT 59701
Large office property with laboratory, secured systems, storage, and dedicated parking on a level commercial site.
Property Size24,684 SF
Lot Size4.00 Acres
Price / SF$97.23
Days on Market26
Property Features for 45 Basin Creek Rd
General Information
Standard status
Active
Size
24,684 SF
Total Parking Spaces
40
Lot size
4.00 Acres
Property subtype
Commercial
Site & Location
Road Access
Yes
Fenced Yard
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
5,049 SF
Office Build-Out
19,635 SF
Amenities
chemistry laboratory
IT room with floating floor
reception and front desk areas
multiple bathrooms
security system
overhead doors
storage
truck bay
generator
central air conditioning
gas forced air heat
fenced yard
underground sprinklers
mountain views
Building Details
Year Built
2000
Buildings
1
Building Size
24,684 SF
Listing Agency:
Engel & Völkers Western Frontier - Missoula
Listed By:
Dawn Maddux · License #RRE-BRO-LIC-31860
(406) 550-4131
Source:
Westmontanahomes
Added: Aug 26
Changed: Sep 18
Last Checked: Sep 19 at 10:04AM
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 Engel & Völkers Western Frontier - Missoula
Investment Insights
Based on property information with market context.
Located at 45 Basin Creek Road, this 24,684-square-foot office building combines substantial professional workspace with supporting service areas. The interior includes approximately 19,635 square feet of office space and 5,049 square feet of garage and storage space, along with a chemistry laboratory, oversized IT room with floating floor, reception areas, multiple bathrooms, security system, overhead doors, and a truck bay. The building was constructed in 2000 and is served by central air conditioning, gas forced-air heat, a generator, public water and sewer, and natural gas.
The approximately 4-acre property is commercially zoned and positioned south of the Highlands College campus in Butte. A level site provides 40 parking spaces, additional parking, a fenced west-side yard, underground sprinklers, and asphalt access from city and county roads. Mountain views contribute to the setting while the existing infrastructure supports office, laboratory, storage, and operational functions.
The approximately 4-acre property is commercially zoned and positioned south of the Highlands College campus in Butte. A level site provides 40 parking spaces, additional parking, a fenced west-side yard, underground sprinklers, and asphalt access from city and county roads. Mountain views contribute to the setting while the existing infrastructure supports office, laboratory, storage, and operational functions.
Key Highlights
- 24,684 SF office building on approximately 4 acres
- Approximately 19,635 SF of office space and 5,049 SF of garage and storage space
- Chemistry laboratory and oversized IT room with floating floor
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
$149,762
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
6.24%
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%
$2,995,240
$3.0M
Cap Rate 7%
$2,139,457
$2.1M
Cap Rate 9%
$1,664,022
$1.7M
Market Conditions
NOI Build-Up for 24,684 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
$231.0K $9.36/SF
− Vacancy
−$17.1K −$0.69/SF
EGI
$213.9K $8.67/SF
− OpEx
−$64.2K −$2.60/SF
NOI
$149.8K $6.07/SF
Area
Silver Bow County, MT
Vacancy
7.40%
Lease Rate
$9.36 /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%
$2,995,240
Cap Rate 7%
$2,139,457
Cap Rate 9%
$1,664,022
Alternative Uses
Best Use
Office B
$4.55M
$3.98M – $5.31M
NOI $318,689 @ 7.0% cap · market cap 13.28%
Second Best
Industrial
$2.14M
$1.87M – $2.50M
NOI $149,762 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$5.38M
$4.71M – $6.28M
NOI $376,575 @ 7.0% cap · market cap 15.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 59701, MT
33,937
Population
16,834
Households
2
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
509.7 sq mi
ZIP Area
67
Density / Sq Mi
$56,799
Median Household Income
$34,793
Median Earnings
$811
Median Rent
$219,200
Median Home Value
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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?
Office building - Large office property with laboratory, secured systems, storage, and dedicated parking on a level commercial site.
Where is this office building located?
The property is located at 45 Basin Creek Rd Butte, MT.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 24,684 SF office building on approximately 4 acres; Approximately 19,635 SF of office space and 5,049 SF of garage and storage space; Chemistry laboratory and oversized IT room with floating floor
