Flex Warehouse with Overhead
6508-6512 Wagon Trail, Billings, MT 59106
For Sale
$1,950,000
CommercialSale, Billings, MT
Property Size16,800 SF
Lot Size1.00 Acre
Price / SF$116.07
Days on Market100
Property Features for 6508-6512 Wagon Trail
General Information
Property type
Property subtype
Subdivision
Standard status
APN
Size
Lot size
Taxes and HOA fees
Tax Description
Tax Annual Amount
Legal Description
Utilities
Sewer type
Heating system
Building Details
Year built
Floors in Building
Listing Agency:
U Bar S Real Estate
Listed By:
Carlos Davey · License MT #14186
(406) 652-1151
Added: Aug 3
Changed: Oct 18
Last Checked: Nov 10 at 10:06AM
MLS# 361054
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.
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Investment Insights
Based on property information with market context.
This 2016 flex property comprises two pre-engineered steel buildings, each measuring 8,400 square feet and containing three units with bathrooms. Combined building area totals 16,800 square feet. Each building includes three overhead doors, including 12-by-14-foot doors, along with three man doors and 16-foot ceiling height. One unit, 6512 B&C, includes living quarters, while the owner currently occupies one of the units.
The property is located at 6508-6512 Wagon Trail in Billings, Montana. Building systems include natural-gas heating, cisterns, and septic tanks. The property information also identifies a potential 7.0% cap rate.
The property is located at 6508-6512 Wagon Trail in Billings, Montana. Building systems include natural-gas heating, cisterns, and septic tanks. The property information also identifies a potential 7.0% cap rate.
Key Highlights
- Two pre‑engineered steel buildings, each measuring 8,400 square feet
- Combined building area of 16,800 square feet
- Three units per building, with bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$131,171
Cap Rate
6.73%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,623,420
$2.6M
Cap Rate 7%
$1,873,871
$1.9M
Cap Rate 9%
$1,457,456
$1.5M
Market Conditions
NOI Build-Up for 16,800 SF
Gross rent
$221.8K $13.20/SF
− Vacancy
−$20.0K −$1.19/SF
EGI
$201.8K $12.01/SF
− OpEx
−$70.6K −$4.20/SF
NOI
$131.2K $7.81/SF
Area
Billings, MT
Vacancy
9.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
35.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,623,420
Cap Rate 7%
$1,873,871
Cap Rate 9%
$1,457,456
Alternative Uses
Best Use
Flex RnD
$1.87M
$1.64M – $2.19M
NOI $131,171 @ 7.0% cap · market cap 6.73%
Second Best
Warehouse
$1.57M
$1.37M – $1.83M
NOI $109,756 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$3.67M
$3.21M – $4.28M
NOI $256,596 @ 7.0% cap · market cap 13.16%
Zoning and permitted uses should be independently verified with authorities.
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Property Analytics
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Current Use
Lease Details
16 ft
Clear height
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Well-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
$483,100
Median Home Value
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Market
Average Price Trend$/SF for Flex space in Billings, MT
Properties on Market for Flex space in Billings
Vacancy Rate% for Industrial in West region
Frequently Asked Questions
What type of property is this?
Flex space - Two-building flex property with multi-unit layouts, bathrooms, and a dedicated living-quarters component.
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 $1,950,000.
What are key features of this property?
This property features: Two pre‑engineered steel buildings, each measuring 8,400 square feet; Combined building area of 16,800 square feet; Three units per building, with bathrooms
