Updated Quadplex with In-Unit
For Sale
$849,000
117 Tyler Way, Lolo, MT 59847
ResidentialIncome, Lolo, MT
Property Size3,850 SF
Lot Size0.27 Acres
Price / SF$220.52
Days on Market264
Property Features for 117 Tyler Way
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
3 unzoned
Rooms
Laundry Room
Parking features
On Street
Window features
Drapes, Blinds
Appliances
Dryer, Dishwasher, Range, Refrigerator, Washer
Lot features
Views, Level
View
Mountains
Directions
Via US-93 S, Turn Left on Tyler Way, Property on Right
Standard status
Active
APN
04209226228100000
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOLO CENTER, S26, T12 N, R20 W, BLOCK 1, Lot 9, 1ST SUPPLEMENT
Tax Annual Amount
7562
Legal Description
LOLO CENTER, S26, T12 N, R20 W, BLOCK 1, Lot 9, 1ST SUPPLEMENT
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
in-unit washer and dryer
Building Details
Year built
1994
Number of units
4
Building materials
Asphalt, BattsInsulation, BlownInInsulation, BoardAndBattenSiding, ShingleSiding, WoodSiding, WoodFrame
Listing Agency:
eXp Realty LLC - Missoula
(406) 578-4399
Listed By:
Christopher Allan Ireland · License #RRE-RBS-LIC-53636
(406) 240-8715
Added: Nov 30, 2025
Changed: Aug 21
Last Checked: Aug 21 at 12:06PM
MLS# 30061442
Copyright © 2026 Montana Regional 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 quadplex at 117 Tyler Way provides nearly 3,850 sq ft +/- of residential living space on a 0.27 +/- acre lot. Constructed in 1994, the property has received interior and exterior upgrades within the last four years. Each unit includes a dedicated washer and dryer, while the building is served by forced-air natural gas heat, public water, and public sewer.
The property is in Lolo, Montana, with access to Missoula, local services, and year-round recreation. On-street parking is available, and the rear portion of the lot provides additional outdoor area. The property also includes a laundry room and standard residential appliances, including ranges, refrigerators, dishwashers, and dryers.
The property is in Lolo, Montana, with access to Missoula, local services, and year-round recreation. On-street parking is available, and the rear portion of the lot provides additional outdoor area. The property also includes a laundry room and standard residential appliances, including ranges, refrigerators, dishwashers, and dryers.
Key Highlights
- Quadplex with nearly 3,850 sq ft +/- of living space
- Situated on a 0.27 +/- acre lot in Lolo, Montana
- Interior and exterior upgrades completed within the last four years
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
$41,099
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
4.84%
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%
$821,980
$822.0K
Cap Rate 7%
$587,129
$587.1K
Cap Rate 9%
$456,656
$456.7K
Market Conditions
NOI Build-Up for 3,850 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
$81.3K $21.12/SF
− Vacancy
−$6.6K −$1.71/SF
EGI
$74.7K $19.41/SF
− OpEx
−$33.6K −$8.73/SF
NOI
$41.1K $10.68/SF
Area
Missoula County, MT
Vacancy
8.10%
Lease Rate
$21.12 /SF/Yr
Expense Ratio
45.00%
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%
$821,980
Cap Rate 7%
$587,129
Cap Rate 9%
$456,656
Alternative Uses
Best Use
Apartment 5plus
$587.1K
$513.7K – $685.0K
NOI $41,099 @ 7.0% cap · market cap 4.84%
Second Best
Multifamily LT 5
$550.4K
$481.6K – $642.1K
NOI $38,525 @ 7.0% cap · market cap 4.54%
Theoretical Best
Specialty Retail
$1.11M
$971.3K – $1.30M
NOI $77,703 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
214
Businesses Nearby
Explore this area
Business Placement
Demographics for 59847, MT
6,112
Population
2,781
Households
2.2
Avg Household Size
39
Median Age
36%
College-Educated
96%
High-School Grad
301.2 sq mi
ZIP Area
20
Density / Sq Mi
$75,710
Median Household Income
$41,799
Median Earnings
$1,172
Median Rent
$366,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Each residential unit includes its own washer and dryer, supporting convenient tenant living and owner-occupant flexibility.
Where is this quadplex located?
The property is located at 117 Tyler Way Lolo, MT.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Quadplex with nearly 3,850 sq ft +/- of living space; Situated on a 0.27 +/- acre lot in Lolo, Montana; Interior and exterior upgrades completed within the last four years
