Flex Space with Overhead
For Sale
$1,100,000
6508 Wagon Trl, Billings, MT
Multi-unit commercial space combines warehouse functionality with separate entrances, bathrooms, and a mix of occupied and vacant suites.
Property Size8,400 SF
Lot Size0.53 Acres
Price / SF$130.95
Days on Market19
Property Features for 6508 Wagon Trl
General Information
Standard status
Active
Size
8,400 SF
Lot size
0.53 Acres
Additional Details
Clear Height
16 ft
Taxes and HOA fees
Annual Taxes
$8,128
Building Details
Building Size
8,400 SF
Construction
pre-engineered steel
Listing Agency:
U Bar S Real Estate
(406) 652-1151
Listed By:
Carlos Davey · License #14186
(406) 652-1151
Source:
Exprealty
Added: Aug 3
Changed: Aug 19
Last Checked: Aug 20 at 11:11AM
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 U Bar S Real Estate
Investment Insights
Based on property information with market context.
This 8,400-square-foot flex property contains three units with bathrooms and warehouse-oriented functionality. The improvements use pre-engineered steel construction and include three overhead doors, listed at 12X14, along with three man doors. Ceiling height reaches 16 feet. The site also has a cistern and septic tanks.
Unit A is vacant, while Units B and C are occupied by one tenant. The property occupies 0.532 acres at 6508 Wagon Trl in Billings, Montana, providing a combination of building area and site acreage for commercial operations.
Unit A is vacant, while Units B and C are occupied by one tenant. The property occupies 0.532 acres at 6508 Wagon Trl in Billings, Montana, providing a combination of building area and site acreage for commercial operations.
Key Highlights
- 8,400‑square‑foot flex warehouse on 0.532 acres
- Three units, each with bathrooms; Unit A is vacant
- Units B and C are occupied by a single tenant
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
$65,586
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
5.96%
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%
$1,311,720
$1.3M
Cap Rate 7%
$936,943
$936.9K
Cap Rate 9%
$728,733
$728.7K
Market Conditions
NOI Build-Up for 8,400 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
$110.9K $13.20/SF
− Vacancy
−$10.0K −$1.19/SF
EGI
$100.9K $12.01/SF
− OpEx
−$35.3K −$4.20/SF
NOI
$65.6K $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 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%
$1,311,720
Cap Rate 7%
$936,943
Cap Rate 9%
$728,733
Alternative Uses
Best Use
Flex RnD
$936.9K
$819.8K – $1.09M
NOI $65,586 @ 7.0% cap · market cap 5.96%
Second Best
Warehouse
$784.0K
$686.0K – $914.6K
NOI $54,878 @ 7.0% cap · market cap 4.99%
Theoretical Best
Office A
$1.83M
$1.60M – $2.14M
NOI $128,298 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Multi-unit commercial space combines warehouse functionality with separate entrances, bathrooms, and a mix of occupied and vacant suites.
Where is this flex space located?
The property is located at 6508 Wagon Trl Billings, MT.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 8,400‑square‑foot flex warehouse on 0.532 acres; Three units, each with bathrooms; Unit A is vacant; Units B and C are occupied by a single tenant
