Duplex with Attached
New
For Sale
$795,000
109 Amber Court #A and B, Missoula, MT 59803
Two mirrored residences offer flexible layouts, private outdoor space, valley views, and Multi-Family, LU-R2-Limited Urban zoning.
Property Size3,232 SF
Days on Market6
Property Features for 109 Amber Court #A and B
General Information
Standard status
Active
Size
3,232 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
Multi-Family, LU-R2-Limited Urban
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$4,795
Building Details
Building Size
3,232 SF
Year Built
1998
Buildings
1
Stories
2
Units
2
Listing Agency:
Berkshire Hathaway HomeServices - Missoula
(406) 686-2021
Listed By:
Addie Bryan · License #RRE-RBS-LIC-32318
(406) 686-2021
Source:
Avatarrealtymt
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 28 at 11:29AM
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 Berkshire Hathaway HomeServices - Missoula
Investment Insights
Based on property information with market context.
This 1998 duplex contains two mirrored residences, each offering over 1600 square feet with 3 bedrooms, 2 bathrooms, and an attached garage. The interiors include L-shaped living areas, dining spaces connected to decks, walk-through kitchens with supplied appliances, multiple storage closets, and lower-level en-suite bedrooms that can serve as bedrooms or additional living space. Laundry rooms and access to lighted crawl spaces add practical utility. One residence has newer luxury vinyl plank flooring and carpet, while the property received a new roof in 2024.
Set on a downhill lot at 109 Amber Court #A and B, the duplex occupies a quiet cul-de-sac in Missoula’s South Hills. Mature landscaping contributes privacy, and both units capture views across the Missoula Valley. New Trex decking provides updated outdoor areas adjacent to the dining spaces. The property is zoned Multi-Family, LU-R2-Limited Urban.
Set on a downhill lot at 109 Amber Court #A and B, the duplex occupies a quiet cul-de-sac in Missoula’s South Hills. Mature landscaping contributes privacy, and both units capture views across the Missoula Valley. New Trex decking provides updated outdoor areas adjacent to the dining spaces. The property is zoned Multi-Family, LU-R2-Limited Urban.
Key Highlights
- Two‑unit duplex with mirrored floor plans
- Each unit offers over 1600 square feet, 3 bedrooms, and 2 bathrooms
- Attached garage serving each residence
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
$34,502
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
4.34%
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%
$690,040
$690.0K
Cap Rate 7%
$492,886
$492.9K
Cap Rate 9%
$383,356
$383.4K
Market Conditions
NOI Build-Up for 3,232 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
$68.3K $21.12/SF
− Vacancy
−$5.5K −$1.71/SF
EGI
$62.7K $19.41/SF
− OpEx
−$28.2K −$8.73/SF
NOI
$34.5K $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%
$690,040
Cap Rate 7%
$492,886
Cap Rate 9%
$383,356
Alternative Uses
Best Use
Apartment 5plus
$492.9K
$431.3K – $575.0K
NOI $34,502 @ 7.0% cap · market cap 4.34%
Second Best
Multifamily LT 5
$462.0K
$404.3K – $539.0K
NOI $32,341 @ 7.0% cap · market cap 4.07%
Theoretical Best
Specialty Retail
$931.9K
$815.4K – $1.09M
NOI $65,230 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 59803, MT
17,203
Population
6,813
Households
2.5
Avg Household Size
40
Median Age
53%
College-Educated
97%
High-School Grad
97.0 sq mi
ZIP Area
177
Density / Sq Mi
$108,992
Median Household Income
$49,831
Median Earnings
$1,194
Median Rent
$492,900
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 mirrored residences offer flexible layouts, private outdoor space, valley views, and Multi-Family, LU-R2-Limited Urban zoning.
Where is this duplex located?
The property is located at 109 Amber Court #A and B Missoula, MT.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Two‑unit duplex with mirrored floor plans; Each unit offers over 1600 square feet, 3 bedrooms, and 2 bathrooms; Attached garage serving each residence
