Office Building with Built-In
For Sale
$1,862,000
1026 S 5th St, Missoula, MT 59801
Office property near The Hip Strip, University, Downtown, and Mid-town with access to Reserve, Russell, Broadway, and Higgins.
Property Size5,042 SF
Lot Size0.60 Acres
Price / SF$369.30
Days on Market52
Property Features for 1026 S 5th St
General Information
Standard status
Active
Size
5,042 SF
Lot size
0.60 Acres
Additional Details
Furnished
No
Building Details
Year Built
1932
Buildings
1
Building Size
5,042 SF
Listing Agency:
Kelly Right Real Estate of Montana LLC - Missoula
(406) 795-7774
Listed By:
Tom Russell
Source:
Mtranchsales
Added: Jul 10
Changed: Aug 29
Last Checked: Aug 25 at 5:12AM
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 Kelly Right Real Estate of Montana LLC - Missoula
Investment Insights
Based on property information with market context.
This 5,042-square-foot office building was constructed in 1932 and occupies a corner lot. The property has served as the UA Local 459 Plumbers & Pipefitters union hall and training center for 70 years. Training equipment, furniture, and electronics are expected to be removed, while built-in fixtures including exhaust systems will remain.
The property is near 3rd Street and Russell, with access to Reserve, Russell, Broadway, and Higgins. The surrounding area includes refurbished and new businesses as well as single- and multifamily homes, with The Hip Strip, University, Downtown, and Mid-town nearby. An easement runs behind the building. Potential rent-back may be available while the union completes its new meeting hall and training center.
The property is near 3rd Street and Russell, with access to Reserve, Russell, Broadway, and Higgins. The surrounding area includes refurbished and new businesses as well as single- and multifamily homes, with The Hip Strip, University, Downtown, and Mid-town nearby. An easement runs behind the building. Potential rent-back may be available while the union completes its new meeting hall and training center.
Key Highlights
- 5,042‑square‑foot office building constructed in 1932
- Corner‑lot setting near 3rd Street and Russell
- Built‑in exhaust systems remain after training equipment is removed
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
$58,765
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
3.16%
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%
$1,175,300
$1.2M
Cap Rate 7%
$839,500
$839.5K
Cap Rate 9%
$652,944
$652.9K
Market Conditions
NOI Build-Up for 5,042 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
$105.9K $21.00/SF
− Vacancy
−$27.5K −$5.46/SF
EGI
$78.4K $15.54/SF
− OpEx
−$19.6K −$3.89/SF
NOI
$58.8K $11.66/SF
Area
Missoula County, MT
Vacancy
26.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,175,300
Cap Rate 7%
$839,500
Cap Rate 9%
$652,944
Alternative Uses
Best Use
Office B
$839.5K
$734.6K – $979.4K
NOI $58,765 @ 7.0% cap · market cap 3.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.45M
$1.27M – $1.70M
NOI $101,760 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
849
Businesses Nearby
Explore this area
Business Placement
Demographics for 59801, MT
30,629
Population
15,814
Households
1.9
Avg Household Size
34
Median Age
51%
College-Educated
97%
High-School Grad
7.7 sq mi
ZIP Area
3,978
Density / Sq Mi
$55,022
Median Household Income
$34,320
Median Earnings
$1,086
Median Rent
$393,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office property near The Hip Strip, University, Downtown, and Mid-town with access to Reserve, Russell, Broadway, and Higgins.
Where is this office building located?
The property is located at 1026 S 5th St Missoula, MT.
What is the asking price?
The asking price for this property is $1,862,000.
What are key features of this property?
This property features: 5,042‑square‑foot office building constructed in 1932; Corner‑lot setting near 3rd Street and Russell; Built‑in exhaust systems remain after training equipment is removed
