Four-Unit
For Sale
$650,000
2010 S 8th Street W, Missoula, MT 59801
ResidentialIncome, Missoula, MT
Property Size2,100 SF
Lot Size0.15 Acres
Price / SF$309.52
Days on Market94
Property Features for 2010 S 8th Street W
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
UR-3
Rooms
Basement
Parking features
Alley, On Street
Exterior features
Storage
Appliances
Range, Refrigerator
Lot features
Front Yard, Landscaped, Level
Directions
GPS will get you there, parking in alley available
Standard status
Active
APN
04220029298100000
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 25 in Block 30 of Daly's Addition No. 2 and Lot 26 in Block 30 of Daly's Addition
Tax Annual Amount
5742
Legal Description
Lot 25 in Block 30 of Daly's Addition No. 2 and Lot 26 in Block 30 of Daly's Addition
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
yard
Building Details
Year built
1980
Floors in Building
2
Number of units
4
Additional Structures
Storage
Listing Agency:
Berkshire Hathaway HomeServices - Missoula
(406) 721-4141
Listed By:
Mike Bryan · License #RRE-BRO-LIC-12300
(406) 370-8734
Added: Jun 26
Changed: Sep 14
Last Checked: Sep 27 at 5:06PM
MLS# 30073876
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 four-unit residential property contains four one-bedroom, one-bath residences within a building constructed in 1980. The units are arranged across upper and lower levels, and the property includes basement space, storage, a range, and a refrigerator. The building is fully occupied and sits on a level 0.149-acre city lot with alley access and a yard.
The property is located in Missoula’s Franklin to the Fort neighborhood at 2010 S 8th Street W. The surrounding context provides access to downtown Missoula, the University of Montana, Southgate Mall, parks, public transportation, shopping, dining, and major employment centers. Public water and public sewer serve the property.
The property is located in Missoula’s Franklin to the Fort neighborhood at 2010 S 8th Street W. The surrounding context provides access to downtown Missoula, the University of Montana, Southgate Mall, parks, public transportation, shopping, dining, and major employment centers. Public water and public sewer serve the property.
Key Highlights
- Four one‑bedroom, one‑bath units in a fully occupied quadplex
- 0.149‑acre level city lot with alley access
- Built in 1980 with upper- and lower‑level residences
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
$22,418
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
3.45%
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%
$448,360
$448.4K
Cap Rate 7%
$320,257
$320.3K
Cap Rate 9%
$249,089
$249.1K
Market Conditions
NOI Build-Up for 2,100 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
$44.4K $21.12/SF
− Vacancy
−$3.6K −$1.71/SF
EGI
$40.8K $19.41/SF
− OpEx
−$18.3K −$8.73/SF
NOI
$22.4K $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%
$448,360
Cap Rate 7%
$320,257
Cap Rate 9%
$249,089
Alternative Uses
Best Use
Apartment 5plus
$320.3K
$280.2K – $373.6K
NOI $22,418 @ 7.0% cap · market cap 3.45%
Second Best
Multifamily LT 5
$300.2K
$262.7K – $350.2K
NOI $21,014 @ 7.0% cap · market cap 3.23%
Theoretical Best
Specialty Retail
$605.5K
$529.8K – $706.4K
NOI $42,383 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
657
Businesses Nearby
Explore this area
Business Placement
Demographics for 59801, MT
30,629
Population
15,814
Households
1.9
Avg Household Size
34
Median Age
51%
College-Educated
97%
High-School Grad
7.7 sq mi
ZIP Area
3,978
Density / Sq Mi
$55,022
Median Household Income
$34,320
Median Earnings
$1,086
Median Rent
$393,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully occupied property with four one-bedroom, one-bath residences, alley access, and a level city lot.
Where is this quadplex located?
The property is located at 2010 S 8th Street W Missoula, MT.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Four one‑bedroom, one‑bath units in a fully occupied quadplex; 0.149‑acre level city lot with alley access; Built in 1980 with upper- and lower‑level residences
