Upper-Level Warehouse
For Sale
$345,000
47220 Gallatin Road 4, Gallatin Gateway, MT 59730
Industrial warehouse space with contractor-oriented storage features and an included workbench and cabinetry.
Property Size840 SF
Price / SF$410.71
Days on Market23
Property Features for 47220 Gallatin Road 4
General Information
Standard status
Active
Size
840 SF
Property subtype
Commercial
Zoning
Call Listing Agent for Details
Warehouse & Industrial
Warehouse Space
978 SF
Mezzanine
138 SF
Taxes and HOA fees
Annual Taxes
$925
Building Details
Building Size
840 SF
Year Built
2006
Listing Agency:
Benchmark Real Estate Brokers
(406) 539-6060
Listed By:
Michael Pitcairn
(406) 539-6060
Source:
Outlaw
Added: Jul 30
Changed: Aug 20
Last Checked: Aug 20 at 7:49AM
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 Benchmark Real Estate Brokers
Investment Insights
Based on property information with market context.
This upper-level warehouse unit at 47220 Gallatin Road in Gallatin Gateway provides 840 square feet of base area, supplemented by an approximately 138-square-foot mezzanine for a total usable area of 978 square feet. The configuration supports storage and contractor operations, with a workbench and cabinets included.
A 16-foot-wide by 14-foot-tall overhead door provides access for larger recreational and utility equipment, including RVs, campers, and trailers. The property was built in 2006.
A 16-foot-wide by 14-foot-tall overhead door provides access for larger recreational and utility equipment, including RVs, campers, and trailers. The property was built in 2006.
Key Highlights
- 978 square feet of usable area, including an approximately 138‑square‑foot mezzanine
- 16‑foot‑wide by 14‑foot‑tall overhead door
- 840‑square‑foot warehouse unit
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
—
—
no second resolved use
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
77
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Canyon Storage — 47430 Gallatin Rd, Big Sky, MT 59716
- Lazy J Storage — 44 Straight Iron Road, Gallatin Gateway, MT 59730
- Big Sky Warehouses — 47220 Gallatin Rd, Big Sky, MT 59716
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial warehouse space with contractor-oriented storage features and an included workbench and cabinetry.
Where is this warehouse located?
The property is located at 47220 Gallatin Road 4 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 an approximately 138‑square‑foot mezzanine; 16‑foot‑wide by 14‑foot‑tall overhead door; 840‑square‑foot warehouse unit
