Two-Unit Duplex with Private
For Sale
Contact for pricing
Pending
101 Charlo Court, Missoula, MT 59802
Duplex with a 2-bed/1-bath unit and 1-bed/1-bath unit, each with a private fenced backyard.
Property Size1,612 SF
Days on Market72
Property Features for 101 Charlo Court
General Information
Standard status
Pending
Size
1,612 SF
Property subtype
Multifamily
Occupancy
100%
Additional Details
Business Included
Yes
Fenced Yard
Yes
Building Details
Year Built
1977
Units
2
Listing Agency:
SVN PureWest Commercial Real Estate.
Listed By:
David Wells · License #RRE-RBS-LIC-71532
Source:
Crexi
Added: Jun 11
Changed: Aug 8
Last Checked: Jul 30 at 10:41AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of SVN PureWest Commercial Real Estate.
Investment Insights
Based on property information with market context.
This two-unit duplex includes a 2-bedroom, 1-bath home and a 1-bedroom, 1-bath home, totaling 1,612 square feet of living space. Both units are currently leased and each features a private fenced backyard and an attached storage shed, adding practical outdoor and storage utility for residents.
The property is located on Missoula’s Northside, with the public remarks noting it is just minutes from downtown Missoula. The asset’s unit count and separate layouts provide straightforward tenancy configuration for an owner seeking ongoing rental operations.
For investors, the current lease status offers immediate, income-producing use while the stated lease expiration date of 7/31/2026 may align with plans to reassess occupancy and future owner-occupancy. For owner-occupants, the duplex layout supports the possibility of living in one unit while receiving rental income from the other, subject to the existing lease terms. The fenced outdoor space and attached storage sheds are also convenient features for tenants and help the property function as a self-contained residential offering.
The property is located on Missoula’s Northside, with the public remarks noting it is just minutes from downtown Missoula. The asset’s unit count and separate layouts provide straightforward tenancy configuration for an owner seeking ongoing rental operations.
For investors, the current lease status offers immediate, income-producing use while the stated lease expiration date of 7/31/2026 may align with plans to reassess occupancy and future owner-occupancy. For owner-occupants, the duplex layout supports the possibility of living in one unit while receiving rental income from the other, subject to the existing lease terms. The fenced outdoor space and attached storage sheds are also convenient features for tenants and help the property function as a self-contained residential offering.
Key Highlights
- Duplex built in 1977 with two leased units: 2 bed/1 bath and 1 bed/1 bath
- 1,612 sq ft combined living space with monthly rents of $1,300 and $1,375
- Leases in place through 7/31/2026, supporting immediate income and future flexibility
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
100%
Occupancy
Turnkey business
Opportunity
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
148
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 a 2-bed/1-bath unit and 1-bed/1-bath unit, each with a private fenced backyard.
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: Duplex built in 1977 with two leased units: 2 bed/1 bath and 1 bed/1 bath; 1,612 sq ft combined living space with monthly rents of $1,300 and $1,375; Leases in place through 7/31/2026, supporting immediate income and future flexibility
