Duplex With Detached
For Sale
Contact for pricing
1025 Charlo Street, Missoula, MT 59802
Two-unit property with a fenced yard, alley-accessed garage, and renovation needs following water damage.
Property Size1,600 SF
Price / SF$178.13
Days on Market134
Property Features for 1025 Charlo Street
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Multifamily
Property Condition
Severity
Major Repairs Needed
Evidence
recent water damage
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
fenced backyard
detached 2-car garage
Building Details
Year Built
1977
Buildings
1
Units
2
Listing Agency:
Ink Realty Group
(406) 240-9545
Listed By:
Maggie Springer · License #RRE-RBS-LIC-71615
Source:
Crexi
Added: Apr 19
Changed: Aug 30
Last Checked: Aug 30 at 8:27AM
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 Ink Realty Group
Investment Insights
Based on property information with market context.
This 1,600-square-foot duplex was built in 1977 and includes a two-bedroom, one-bath main-level residence plus a one-bedroom, one-bath basement unit. The basement has been gutted after water damage originating from the main-floor tub. Appliances intended for the lower unit are stored in the upper residence for reinstallation, while the upstairs bathroom also requires remodeling.
Outdoor features include a fenced backyard, a detached two-car garage accessed from the alley, and additional parking. The property is located at 1025 Charlo Street in Missoula, Montana.
Outdoor features include a fenced backyard, a detached two-car garage accessed from the alley, and additional parking. The property is located at 1025 Charlo Street in Missoula, Montana.
Key Highlights
- Two‑unit duplex with a 2‑bedroom, 1‑bath main‑level residence and 1‑bedroom, 1‑bath basement unit
- 1,600 square feet; built in 1977
- Basement unit has been completely gutted following water damage from the main‑floor tub
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
$17,080
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
5.99%
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%
$341,600
$341.6K
Cap Rate 7%
$244,000
$244.0K
Cap Rate 9%
$189,778
$189.8K
Market Conditions
NOI Build-Up for 1,600 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
$33.8K $21.12/SF
− Vacancy
−$2.7K −$1.71/SF
EGI
$31.1K $19.41/SF
− OpEx
−$14.0K −$8.73/SF
NOI
$17.1K $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%
$341,600
Cap Rate 7%
$244,000
Cap Rate 9%
$189,778
Alternative Uses
Best Use
Apartment 5plus
$244.0K
$213.5K – $284.7K
NOI $17,080 @ 7.0% cap · market cap 5.99%
Second Best
Multifamily LT 5
$228.7K
$200.1K – $266.8K
NOI $16,010 @ 7.0% cap · market cap 5.62%
Theoretical Best
Specialty Retail
$461.3K
$403.7K – $538.2K
NOI $32,292 @ 7.0% cap · market cap 11.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
169
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 - Two-unit property with a fenced yard, alley-accessed garage, and renovation needs following water damage.
Where is this duplex located?
The property is located at 1025 Charlo Street Missoula, MT.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Two‑unit duplex with a 2‑bedroom, 1‑bath main‑level residence and 1‑bedroom, 1‑bath basement unit; 1,600 square feet; built in 1977; Basement unit has been completely gutted following water damage from the main‑floor tub
