Auto Shop With Office
For Sale
$1,699,900
Pending
8810 Sundance Drive, Billings, MT 59101
CommercialSale, Billings, MT
Property Size6,224 SF
Lot Size2.24 Acres
Days on Market1162
Property Features for 8810 Sundance Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C
Directions
zoo drive/I-90 exit to frontage road west, on left (south)
Subdivision
12M - Other Montana Counties
Standard status
Pending
APN
000C106960
Size
6,224 SF
Lot size
2.24 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
HALE SUBD, S28, T01 S, R25 E, BLOCK 1, LOT 1 & 2
Tax Annual Amount
7670
Legal Description
HALE SUBD, S28, T01 S, R25 E, BLOCK 1, LOT 1 & 2
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Well
Amenities
offices
paved lot
secure fence
outdoor lighting
Building Details
Year built
2003
Listing Agency:
Keller Williams Western MT - Big Sky · Keller Williams Realty
(406) 926-3434
Listed By:
Chad Davis · License #RBS-16163
(406) 579-4270
Added: Jun 21, 2023
Changed: Aug 19
Last Checked: Aug 25 at 7:06PM
MLS# 383518
Copyright © 2026 Big Sky Country MLS. 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 automotive property combines a 5,000-square-foot shop with more than 1,200 square feet of office and retail area. Service bays, a paved lot, secure fencing, and exterior lighting are included across the 2.241-acre site. The facility was built in 2003 and has forced-air, natural-gas heating along with central air conditioning.
The property is located at 8810 Sundance Drive in Billings, just west of the Zoo Drive and I-90 exit. Interstate 90 exposure provides a prominent setting for the facility. Water is supplied by a well, and the property uses a septic tank for sewer service.
The property is located at 8810 Sundance Drive in Billings, just west of the Zoo Drive and I-90 exit. Interstate 90 exposure provides a prominent setting for the facility. Water is supplied by a well, and the property uses a septic tank for sewer service.
Key Highlights
- 5,000‑square‑foot shop with more than 1,200 square feet of office and retail space
- 2.241‑acre site with Interstate 90 exposure
- Service bays, paved lot, secure fencing, and outdoor lighting
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
$63,718
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
3.75%
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%
$1,274,360
$1.3M
Cap Rate 7%
$910,257
$910.3K
Cap Rate 9%
$707,978
$708.0K
Market Conditions
NOI Build-Up for 6,224 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
$93.4K $15.00/SF
− Vacancy
−$2.3K −$0.38/SF
EGI
$91.0K $14.63/SF
− OpEx
−$27.3K −$4.39/SF
NOI
$63.7K $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%
$1,274,360
Cap Rate 7%
$910,257
Cap Rate 9%
$707,978
Alternative Uses
Best Use
Retail
$910.3K
$796.5K – $1.06M
NOI $63,718 @ 7.0% cap · market cap 3.75%
Second Best
Industrial
$512.5K
$448.5K – $598.0K
NOI $35,878 @ 7.0% cap · market cap 2.11%
Theoretical Best
Office A
$1.36M
$1.19M – $1.58M
NOI $95,063 @ 7.0% cap · market cap 5.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59101, MT
41,522
Population
18,864
Households
2.2
Avg Household Size
37
Median Age
22%
College-Educated
91%
High-School Grad
590.8 sq mi
ZIP Area
70
Density / Sq Mi
$58,165
Median Household Income
$36,258
Median Earnings
$930
Median Rent
$243,000
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.
Similar Off Market Nearby
- J and L Industries LLC — 2948 S 51st St W, Billings, MT 59106
- Beetle's Auto Body, Inc — 2910 S 51st St W, Billings, MT 59106
- Neibauer Auto Body & Painting — 8422 I-90 Frontage Rd, Billings, MT 59101
Frequently Asked Questions
What type of property is this?
Auto shop - The property includes service bays, a paved lot, secured fencing, and outdoor lighting.
Where is this auto shop located?
The property is located at 8810 Sundance Drive Billings, MT.
What is the asking price?
The asking price for this property is $1,699,900.
What are key features of this property?
This property features: 5,000‑square‑foot shop with more than 1,200 square feet of office and retail space; 2.241‑acre site with Interstate 90 exposure; Service bays, paved lot, secure fencing, and outdoor lighting
