Multi-Unit Industrial Flex
For Sale
$1,825,000
6950 Train Bridge Loop, Missoula, MT 59808
Commercial Sale, Other - Missoula, MT
Property Size10,000 SF
Lot Size1.03 Acres
Price / SF$182.50
Days on Market48
Property Features for 6950 Train Bridge Loop
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-I1
Directions
From Missoula International Airport. Continue on Hwy 10 W past the airport for 2.5 miles. Turn left onto Futurity Dr. In .2 miles turn right onto Train Bridge Loop.
Standard status
Active
APN
04232528403040000
Lot size
1.03 Acres
Building Details
Year built
2018
Roof type
Metal
Architectural style
Other
Listing Agency:
Engel & Völkers Missoula
(406) 926-3322
Listed By:
Jamie Lynn Miller
(406) 240-3835
Added: Jul 1
Changed: Jul 15
Last Checked: Aug 17 at 8:06PM
MLS# 30072051
Copyright © 2026 Engel & Völkers. 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 property consists of a 10,000-square-foot building divided into four separate 2,500-square-foot units. Each unit includes overhead door access, shop and warehouse space, and a private bathroom. Three of the units are currently leased, with the owner occupying the remaining unit, offering flexible options for either continued leasing or owner-occupancy.
The property sits on approximately 1.03 acres and is described as providing ample parking and space for equipment and vehicle access, storage, and day-to-day operations. It is located in Missoula Development Park near the Missoula Airport, with easy access to major transportation routes.
Zoned C-I1, the site is positioned as a versatile industrial/flex option within a growing commercial hub in Missoula County.
The property sits on approximately 1.03 acres and is described as providing ample parking and space for equipment and vehicle access, storage, and day-to-day operations. It is located in Missoula Development Park near the Missoula Airport, with easy access to major transportation routes.
Zoned C-I1, the site is positioned as a versatile industrial/flex option within a growing commercial hub in Missoula County.
Key Highlights
- 2018‑built metal‑roof commercial building in Missoula Development Park
- 10,000 SF building split into four 2,500 SF units
- Each unit has a 12‑ft overhead door, shop/warehouse space, and a private bathroom
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
$123,552
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
6.77%
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%
$2,471,040
$2.5M
Cap Rate 7%
$1,765,029
$1.8M
Cap Rate 9%
$1,372,800
$1.4M
Market Conditions
NOI Build-Up for 10,000 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
$216.0K $21.60/SF
− Vacancy
−$25.9K −$2.59/SF
EGI
$190.1K $19.01/SF
− OpEx
−$66.5K −$6.65/SF
NOI
$123.6K $12.36/SF
Area
Missoula County, MT
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$2,471,040
Cap Rate 7%
$1,765,029
Cap Rate 9%
$1,372,800
Alternative Uses
Best Use
Flex RnD
$1.77M
$1.54M – $2.06M
NOI $123,552 @ 7.0% cap · market cap 6.77%
Second Best
Warehouse
$1.26M
$1.10M – $1.47M
NOI $88,210 @ 7.0% cap · market cap 4.83%
Theoretical Best
Specialty Retail
$2.88M
$2.52M – $3.36M
NOI $201,825 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Drive-in doors
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59808, MT
21,546
Population
9,938
Households
2.2
Avg Household Size
38
Median Age
40%
College-Educated
97%
High-School Grad
157.1 sq mi
ZIP Area
137
Density / Sq Mi
$76,795
Median Household Income
$39,324
Median Earnings
$1,236
Median Rent
$419,800
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 - Industrial flex building with four units, each featuring a 12-foot overhead door and private bathrooms.
Where is this flex space located?
The property is located at 6950 Train Bridge Loop Missoula, MT.
What is the asking price?
The asking price for this property is $1,825,000.
What are key features of this property?
This property features: 2018‑built metal‑roof commercial building in Missoula Development Park; 10,000 SF building split into four 2,500 SF units; Each unit has a 12‑ft overhead door, shop/warehouse space, and a private bathroom
