Duplex with Attached
109 Amber Court, Missoula, MT 59803
For Sale
$795,000
ResidentialIncome, Modern, Missoula, MT
Property Size3,232 SF
Lot Size0.19 Acres
Price / SF$245.98
Days on Market152
Property Features for 109 Amber Court
General Information
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Elementary school district
Middle school district
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Lot size
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Building Details
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Listing Agency:
Berkshire Hathaway HomeServices - Missoula
(406) 721-4141
Listed By:
Addie Bryan · License #RRE-RBS-LIC-32318
(406) 686-2021
Added: Jun 9
Changed: Nov 5
Last Checked: Nov 7 at 1:06AM
MLS# 30072528
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.
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Investment Insights
Based on property information with market context.
This 3,232-square-foot duplex contains two mirrored residences, each with more than 1,600 square feet, three bedrooms, two bathrooms, and an attached garage. The lower level includes an en-suite bedroom that can also serve as a family room or guest area. Both units have decks with Trex decking, and one has newer luxury vinyl plank flooring and carpet. A new roof was installed in 2024. The property was built in 1998 and has Multi-Family zoning.
Set on a 0.187-acre lot in Missoula’s South Hills, the duplex sits on a cul-de-sac and has views over the Missoula Valley. Mature landscaping provides privacy, while the decks take advantage of the outlook.
Set on a 0.187-acre lot in Missoula’s South Hills, the duplex sits on a cul-de-sac and has views over the Missoula Valley. Mature landscaping provides privacy, while the decks take advantage of the outlook.
Key Highlights
- Two mirrored units, each with 3 bedrooms, 2 bathrooms, and an attached garage
- 3,232 square feet total; each residence has over 1600 square feet
- 0.187‑acre lot in Missoula’s South Hills, with Missoula Valley views
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$34,502
Cap Rate
4.34%
Suggested Prices Based on Cap Rates
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
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 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.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
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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
$492,900
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in Missoula, MT
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Vacancy Rate% for Multifamily in West region
Frequently Asked Questions
What type of property is this?
Duplex - Both residences offer mirrored layouts, private decks, and flexible lower-level space.
Where is this duplex located?
The property is located at 109 Amber Court 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 mirrored units, each with 3 bedrooms, 2 bathrooms, and an attached garage; 3,232 square feet total; each residence has over 1600 square feet; 0.187‑acre lot in Missoula’s South Hills, with Missoula Valley views
