Multi-Unit Flex Property with Development
For Sale
$10,518,000
81211/ 13 Gallatin Road, Bozeman, MT 59718
The property combines retail, showroom, and warehouse uses with a vacant parcel entitled for expansion.
Property Size33,400 SF
Price / SF$314.91
Days on Market152
Property Features for 81211/ 13 Gallatin Road
General Information
Standard status
Active
Size
33,400 SF
Property subtype
Commercial
Zoning
B2
Taxes and HOA fees
Annual Taxes
$37,123
Building Details
Building Size
33,400 SF
Year Built
2007
Listing Agency:
Live in Montana Real Estate
(208) 507-1613
Listed By:
Eli Kretzmann
(208) 507-1613
Source:
Outlaw
Added: Apr 1
Changed: Aug 29
Last Checked: Aug 29 at 7:20PM
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 Live in Montana Real Estate
Investment Insights
Based on property information with market context.
This flex-space commercial property comprises five condominium units totaling 33,400 square feet across retail, showroom, and warehouse components. Built in 2007, the improved portion is fully leased and situated on one of two parcels within the property. Zoning is B2.
The site encompasses 2.777 acres and provides approximately 337 feet along US Highway 191 South, less than one mile south of the Four Corners intersection. The second parcel is vacant and identified for an additional 11,518-square-foot building, subject to verification of current permits and entitlements. Together, the existing improvements and development parcel create a property with both operating commercial space and additional build-out capacity.
The site encompasses 2.777 acres and provides approximately 337 feet along US Highway 191 South, less than one mile south of the Four Corners intersection. The second parcel is vacant and identified for an additional 11,518-square-foot building, subject to verification of current permits and entitlements. Together, the existing improvements and development parcel create a property with both operating commercial space and additional build-out capacity.
Key Highlights
- 33,400‑square‑foot flex‑space property comprising five condominium units
- Retail, showroom, and warehouse components within the existing improvements
- 100% leased occupancy
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
$421,166
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
4.00%
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%
$8,423,320
$8.4M
Cap Rate 7%
$6,016,657
$6.0M
Cap Rate 9%
$4,679,622
$4.7M
Market Conditions
NOI Build-Up for 33,400 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
$501.0K $15.00/SF
− Vacancy
−$5.5K −$0.17/SF
EGI
$495.5K $14.83/SF
− OpEx
−$74.3K −$2.23/SF
NOI
$421.2K $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%
$8,423,320
Cap Rate 7%
$6,016,657
Cap Rate 9%
$4,679,622
Alternative Uses
Best Use
Warehouse
$6.02M
$5.26M – $7.02M
NOI $421,166 @ 7.0% cap · market cap 4.00%
Second Best
Flex RnD
$5.81M
$5.08M – $6.77M
NOI $406,354 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$8.72M
$7.63M – $10.17M
NOI $610,499 @ 7.0% cap · market cap 5.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
243
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59718, MT
43,831
Population
19,765
Households
2.2
Avg Household Size
33
Median Age
57%
College-Educated
97%
High-School Grad
164.5 sq mi
ZIP Area
266
Density / Sq Mi
$91,852
Median Household Income
$44,915
Median Earnings
$1,748
Median Rent
$579,800
Median Home Value
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 - The property combines retail, showroom, and warehouse uses with a vacant parcel entitled for expansion.
Where is this flex space located?
The property is located at 81211/ 13 Gallatin Road Bozeman, MT.
What is the asking price?
The asking price for this property is $10,518,000.
What are key features of this property?
This property features: 33,400‑square‑foot flex‑space property comprising five condominium units; Retail, showroom, and warehouse components within the existing improvements; 100% leased occupancy
