Flex Warehouse with Two
For Sale
$2,300,000
6508-6512 Wagon Trail, Billings, MT 59106
SINGLE_FAMILY - Billings, MT
Property Size16,800 SF
Lot Size1.00 Acre
Price / SF$136.90
Days on Market374
Property Features for 6508-6512 Wagon Trail
General Information
Property type
Residential
Property subtype
Office
Subdivision
West King Commercial Park Subd
Standard status
Active
APN
C16599
Size
16,800 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
WEST KING COMMERCIAL PARK SUB (11), S07, T01 S, R25 E, BLOCK 2, Lot 12 and Lot 13
Tax Annual Amount
14398
Legal Description
WEST KING COMMERCIAL PARK SUB (11), S07, T01 S, R25 E, BLOCK 2, Lot 12 and Lot 13
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas
Building Details
Year built
2016
Floors in Building
1
Listing Agency:
U Bar S Real Estate
(406) 652-1151
Listed By:
Carlos Davey · License #14186
(406) 652-1151
Added: Jul 22, 2025
Changed: Jun 9
Last Checked: Jul 30 at 1:06PM
MLS# 347756
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.
This offering includes two flex warehouse buildings on two lots, with three units per building and bathrooms. Each building is approximately 8,400 square feet and built with pre-engineered steel. Building improvements include ceiling height of 16 feet, three overhead doors per building (12x14) and three man doors. Site utilities include cistern and septic tanks.
The properties are positioned in a commercial area of Billings, Montana, with visibility and accessibility as stated in the remarks.
The combination of unitized layouts, flex-warehouse configuration, and multiple loading entries supports a range of commercial uses, with the listing describing suitability for various uses and long-term flexibility.
The properties are positioned in a commercial area of Billings, Montana, with visibility and accessibility as stated in the remarks.
The combination of unitized layouts, flex-warehouse configuration, and multiple loading entries supports a range of commercial uses, with the listing describing suitability for various uses and long-term flexibility.
Key Highlights
- High‑Return Investment: 5% cap rate offers a strong return.
- Two 8,400 Sq Ft Flex Warehouse Buildings: Providing ample space and versatility.
- Strategic Location: Excellent visibility and accessibility in a thriving commercial area of Billings.
Financial Insights For Flex RnD
Simulate Cap Rate and NOI
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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $221.8k | $13.20 |
| − Vacancy | −$20.0k | −$1.19 |
| EGI | $201.8k | $12.01 |
| − OpEx | −$70.6k | −$4.20 |
| NOI | $131.2k | $7.81 |
16,800 SF · lease $13.20/SF/yr · vacancy 9.00% · expense 35.00%
Alternative Uses
Best Use
Flex RnD
$1.87M
$1.64M – $2.19M
NOI $131,171 @ 7.0% cap · market cap 5.70%
Second Best
Warehouse
$1.57M
$1.37M – $1.83M
NOI $109,756 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$3.67M
$3.21M – $4.28M
NOI $256,596 @ 7.0% cap · market cap 11.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
6
Drive-in doors
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
Under-served
Demand for This Use
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 Industrial 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?
Flex space - Two flex warehouse buildings on separate lots feature pre-engineered steel construction and multiple overhead doors.
Where is this flex space located?
The property is located at 6508-6512 Wagon Trail Billings, MT.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: High‑Return Investment: 5% cap rate offers a strong return.; Two 8,400 Sq Ft Flex Warehouse Buildings: Providing ample space and versatility.; Strategic Location: Excellent visibility and accessibility in a thriving commercial area of Billings.
