Under-Construction Retail
For Sale
Under Contract
$469,000
6406 Olive Branch Way, Billings, MT 59106
SINGLE_FAMILY - Billings, MT
Property Size1,350 SF
Lot Size5.00 Acres
Price / SF$347.41
Days on Market14
Property Features for 6406 Olive Branch Way
General Information
Property type
Residential
Property subtype
Retail
Property condition
Under Construction
Subdivision
Olive Grove Minor
Standard status
Active Under Contract
APN
C19378
Size
1,350 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Description
OLIVE GROVE MINOR SUB (26), S06, T01 S, R25 E, BLOCK 1, Lot 4
Legal Description
OLIVE GROVE MINOR SUB (26), S06, T01 S, R25 E, BLOCK 1, Lot 4
Utilities
Sewer type
Septic Tank
Heating system
Ductless (Heating)
Cooling system
Ductless
Building Details
Year built
2024
Floors in Building
1
Listing Agency:
RE/MAX Central
(406) 425-8282
Listed By:
Kristine Glover · License #RRE-BRO-LIC-16950
(406) 425-8282
Added: Jul 30
Changed: Aug 7
Last Checked: Aug 12 at 12:06PM
MLS# 360844
Copyright © 2026 Billings Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Under-construction retail space on 4.998 acres, built in 2024 and currently configured for an operational dispensary, with the improvements set up for commercial use. The offering is for the building and land only; the property is not selling business or licenses. Seller will include furniture items, display cabinets, and shelves, if needed for the next operator.
The property is located right off highly sought after 64th St W with high visibility. Roads are black topped, supporting straightforward access for customers and deliveries.
The building is equipped with ductless heating and ductless cooling, and the site uses a septic tank for sewer service. The property is ready for an on-site tour with confirmed availability.
The property is located right off highly sought after 64th St W with high visibility. Roads are black topped, supporting straightforward access for customers and deliveries.
The building is equipped with ductless heating and ductless cooling, and the site uses a septic tank for sewer service. The property is ready for an on-site tour with confirmed availability.
Key Highlights
- 4.998‑acre under‑construction retail site
- 1,350 SF retail space built in 2024
- High visibility right off 64th St W
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
$13,821
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
2.95%
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%
$276,420
$276.4K
Cap Rate 7%
$197,443
$197.4K
Cap Rate 9%
$153,567
$153.6K
Market Conditions
NOI Build-Up for 1,350 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
$20.3K $15.00/SF
− Vacancy
−$506 −$0.38/SF
EGI
$19.7K $14.63/SF
− OpEx
−$5.9K −$4.39/SF
NOI
$13.8K $10.24/SF
Area
Billings, MT
Vacancy
2.50%
Lease Rate
$15.00 /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%
$276,420
Cap Rate 7%
$197,443
Cap Rate 9%
$153,567
Alternative Uses
Best Use
Retail
$197.4K
$172.8K – $230.4K
NOI $13,821 @ 7.0% cap · market cap 2.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$294.6K
$257.7K – $343.7K
NOI $20,619 @ 7.0% cap · market cap 4.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 59106, MT
20,681
Population
8,164
Households
2.5
Avg Household Size
40
Median Age
52%
College-Educated
98%
High-School Grad
112.0 sq mi
ZIP Area
185
Density / Sq Mi
$122,374
Median Household Income
$52,380
Median Earnings
$1,380
Median Rent
$483,100
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - Under-construction retail space with ductless heating and cooling and septic tank, currently set up for commercial use.
Where is this retail space located?
The property is located at 6406 Olive Branch Way Billings, MT.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: 4.998‑acre under‑construction retail site; 1,350 SF retail space built in 2024; High visibility right off 64th St W
