Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    538 N 1St St W Missoula, MT 59802

    Sponsored
    For Sale
    $275,000

    LAND - Missoula, MT

    Lot size:
    0.22 Acres
    Days on Market:
    28
    Last Refresh:
    Feb 4 at 1:06 pm

    Property Features for 538 N 1St St W

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    Residential
    APN
    04220015302010000
    Lot size
    0.22 Acres

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Bethany Taylor
    Bethany Taylor

    Glacier Sotheby's International Realty (406) 250-7208

    Listing agent Bethany Taylor (406) 396-0704 License #RRE-BRO-LIC-68647

    Listing date Jan 8, 2026

    MLS# 30063642 Listing URL

    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.

    Learn more

    Overview

    Missoula Land Ready For Development

    Located in the historic Northside of Missoula, this 9,750 sq. ft. corner lot is level and ready for development. Essential utilities are available. The property is proposed for U-R3 zoning, suitable for a high-density project aligning with Missoula's urban living vision. The location provides convenient access to the Clark Fork River Trail, the University of Montana, Downtown, and the I-90 corridor. The lot size is 0.224 acres.
    Location Intelligence

    Current Use by Public Records

    Life As Rose (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Dental Office Spa & Massage Center Hair Salon Law Firm Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Missoula
    County
    Missoula
    State
    Montana
    Longitude
    -113.996996
    Latitude
    46.879236

    Nearby Similar for Sale

    • $2,800,000
      0.29 Acres

      Newer Multi-Family Investment Opportunity

      Five modern, fully leased townhomes in Missoula, Montana.
      722 Rollins St, Missoula, MT 59801
      View Details
    • $975,000
      1.84 Acres

      Assisted Living Business Opportunity

      Assisted living business in Missoula's South Hills with real estate.
      3000 St Thomas Dr, Missoula, MT 59803
      View Details
    • $1,895,000
      0.72 Acres

      Missoula Multifamily Investment Opportunity

      Well-maintained 12-unit property in Missoula's North Side district.
      913-921 Rogers St, Missoula, MT 59802
      View Details
    • $559,000
      0.24 Acres

      Missoula Multifamily Property Near Trail

      Two homes on one lot with redevelopment potential near Milwaukee Trail.
      103 Inez St, Missoula, MT 59801
      View Details
    • $2,795,000
      4.62 Acres

      Missoula Redevelopment Opportunity

      4.62 acre parcel with redevelopment potential near Reserve Street.
      3020 South Ave W, Missoula, MT 59804
      View Details
    • $5,250,000
      0.12 Acres

      Iconic Bar & Cafe Opportunity

      Legendary Missoula bar and cafe for sale in downtown.
      337 N Higgins Ave, Missoula, MT 59802
      View Details
    • $4,590,000
      1.14 Acres

      Missoula Multifamily Investment Opportunity

      Nine duplexes (18 units) with remodeling and condo conversion potential.
      2402-2418 Leo Ave, Missoula, MT 59808
      View Details
    • $4,590,000
      1.14 Acres

      Multifamily Property with Condo Potential

      18-unit multifamily property in Missoula with condo conversion potential.
      2402-2418 Leo Ave, Missoula, MT 59808
      View Details
    • $750,000
      0.11 Acres

      Well-Maintained Duplex in Central Missoula

      Centrally located duplex with modern comfort and energy efficiency.
      1936 S 7Th St W, Missoula, MT 59801
      View Details
    • $775,000
      0.22 Acres

      University District Triplex Opportunity

      Triplex in the University District, close to Mount Sentinel.
      839 Evans Ave, Missoula, MT 59801
      View Details
    • $1,100,000
      0.15 Acres

      Well-Maintained 6-Plex in Missoula

      6-plex in desirable location near University District and downtown.
      520 Hickory St, Missoula, MT 59801
      View Details
    • $675,000
      0.41 Acres

      East Missoula Development Opportunity

      0.409 acre property with plans for 25-unit complex.
      3510 Hwy 200 E, Missoula, MT 59802
      View Details

    FAQs

    What type of property is this?
    Land - Corner lot in Missoula's Northside, ready for high-density development.
    Where is this land located?
    The property is located at 538 N 1St St W Missoula, MT.
    What is the asking price?
    The asking price for this property is $275,000.
    What are key features of this property?
    This property features: - High-density development potential: Zoned U-R3, in line with Missoula's urban development goals.; - Prime location: In Missoula's historic Northside, near the Clark Fork River Trail, University of Montana, Downtown, and I-90.; - Large corner lot: Expansive 9,750 sq. ft. level lot.
    (406) 396-0704
    Request Owner's contact information
    538 N 1St St W Missoula, MT 59802
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    538 N 1St St W
    Missoula, MT 59802
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    538 N 1St St W Missoula, MT 59802
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Bethany Taylor
    Bethany Taylor
    Real Estate License ID: RRE-BRO-LIC-68647
    (406) 396-0704
    Learn more
    Google sign-in failed. Please try again or use another login method.