Duplex with Private Fenced
For Sale
Under Contract
$455,500
101 Charlo Court, Missoula, MT 59802
MULTI_FAMILY - Missoula, MT
Property Size1,612 SF
Lot Size0.13 Acres
Price / SF$282.57
Days on Market64
Property Features for 101 Charlo Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
U-R2
Rooms
Laundry Room
Appliances
Range, Refrigerator
Directions
Google maps will take you to the property. From Scott St bridge (heading North) turn East on Charlo St, then turn North on Charlo Ct., the property will be the first on the left of the cul-de-sac.
Standard status
Active Under Contract
APN
04220016110167003
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CHARLO COURT CONDOS, S16, T13 N, R19 W, Lot D9, UNITS 5 & 6
Tax Annual Amount
3089
Legal Description
CHARLO COURT CONDOS, S16, T13 N, R19 W, Lot D9, UNITS 5 & 6
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Electric (Heating)
Water source
Public
Amenities
private fenced backyard
attached storage shed
Building Details
Year built
1977
Number of units
2
Listing Agency:
PureWest Real Estate - Missoula
(406) 541-4000
Listed By:
David Jacob Wells · License #RRE-RBS-LIC-71532
(406) 640-1279
Added: Jun 10
Changed: Aug 12
Last Checked: Aug 12 at 12:06PM
MLS# 30072737
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.
Duplex located at 101 Charlo Court, Missoula, MT 59802, built in 1977 on a 0.129-acre lot. The property contains two units: a 2-bed, 1-bath unit and a 1-bed, 1-bath unit, offering a combined 1,612 square feet of living space. Both units are currently leased.
Each unit includes a private fenced backyard and an attached storage shed. Laundry room is listed among the interior spaces, and the home is served by public water and public sewer. Heating is electric with baseboard units.
The current leases expire on 7/31/2026, which may provide a defined opportunity to adjust future occupancy plans. Appliances listed include ranges and refrigerators for the units.
Each unit includes a private fenced backyard and an attached storage shed. Laundry room is listed among the interior spaces, and the home is served by public water and public sewer. Heating is electric with baseboard units.
The current leases expire on 7/31/2026, which may provide a defined opportunity to adjust future occupancy plans. Appliances listed include ranges and refrigerators for the units.
Key Highlights
- Two‑unit duplex with a 2‑bed/1‑bath and 1‑bed/1‑bath configuration
- Combined 1,612 square feet of living space
- Both units have private fenced backyards plus attached storage sheds
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
$17,208
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
3.78%
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%
$344,160
$344.2K
Cap Rate 7%
$245,829
$245.8K
Cap Rate 9%
$191,200
$191.2K
Market Conditions
NOI Build-Up for 1,612 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
$34.0K $21.12/SF
− Vacancy
−$2.8K −$1.71/SF
EGI
$31.3K $19.41/SF
− OpEx
−$14.1K −$8.73/SF
NOI
$17.2K $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%
$344,160
Cap Rate 7%
$245,829
Cap Rate 9%
$191,200
Alternative Uses
Best Use
Apartment 5plus
$245.8K
$215.1K – $286.8K
NOI $17,208 @ 7.0% cap · market cap 3.78%
Second Best
Multifamily LT 5
$230.4K
$201.6K – $268.8K
NOI $16,130 @ 7.0% cap · market cap 3.54%
Theoretical Best
Specialty Retail
$464.8K
$406.7K – $542.2K
NOI $32,534 @ 7.0% cap · market cap 7.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 59802, MT
19,892
Population
10,416
Households
1.9
Avg Household Size
37
Median Age
52%
College-Educated
96%
High-School Grad
45.4 sq mi
ZIP Area
438
Density / Sq Mi
$65,054
Median Household Income
$36,541
Median Earnings
$1,021
Median Rent
$420,200
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?
Duplex - Duplex with two leased units, each with a private fenced backyard and attached storage shed.
Where is this duplex located?
The property is located at 101 Charlo Court Missoula, MT.
What is the asking price?
The asking price for this property is $455,500.
What are key features of this property?
This property features: Two‑unit duplex with a 2‑bed/1‑bath and 1‑bed/1‑bath configuration; Combined 1,612 square feet of living space; Both units have private fenced backyards plus attached storage sheds
