Duplex with Attached
For Sale
Contact for pricing
109 Amber Court A and B, Missoula, MT 59803
Two mirrored units each offer 3 bedrooms, 2 baths, and attached garages—well suited for owner-occupancy with rental income.
Property Size3,232 SF
Price / SF$245.98
Days on Market73
Property Features for 109 Amber Court A and B
General Information
Standard status
Active
Size
3,232 SF
Property subtype
Multifamily
Zoning
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1998
Units
2
Listing Agency:
Berkshire Hathaway HomeServices - Missoula
Listed By:
Addie Bryan · License #RRE-RBS-LIC-32318
Source:
Crexi
Added: Jun 10
Changed: Aug 8
Last Checked: Aug 20 at 9:18AM
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 duplex provides two mirrored residential units, each with 3 bedrooms and 2 bathrooms, plus an attached garage. Both layouts feature an L-shaped living room with a covered entry and a large recessed window for natural light. The dining area sits between the living room and kitchen and opens to a deck with new Trex decking, offering outdoor space with views. Walk-through kitchens include a double sink and appliances such as a range, dishwasher, and refrigerator, along with ample cabinet storage. Hallways include three closets for storage, and the main level bathroom offers a tub/shower combination with a large vanity. Each unit’s lower level includes an oversized en-suite bedroom that can serve as a family room, guest suite, or flexible living area, plus a laundry room and access to a lighted crawl space. One unit has updated flooring with newer luxury vinyl plank and carpet. A new roof was installed in 2024.
The property is tucked away on a quiet cul-de-sac in Missoula’s South Hills, set on a downhill lot with mature landscaping that adds privacy and overlooks the Missoula Valley.
For tenants or owner-occupants seeking flexible living arrangements, the mirrored floor plans and attached garages support comfortable day-to-day use in both units. The presence of an updated interior in one unit and a recently installed roof may help reduce near-term building-exterior and select-finish concerns for operators.
The property is tucked away on a quiet cul-de-sac in Missoula’s South Hills, set on a downhill lot with mature landscaping that adds privacy and overlooks the Missoula Valley.
For tenants or owner-occupants seeking flexible living arrangements, the mirrored floor plans and attached garages support comfortable day-to-day use in both units. The presence of an updated interior in one unit and a recently installed roof may help reduce near-term building-exterior and select-finish concerns for operators.
Key Highlights
- 1998‑built South Hills duplex on a quiet cul‑de‑sac with mirrored floor plans for two units
- Each unit offers 3 bedrooms, 2 bathrooms, and an attached garage, with over 1,600 sq ft of living space per unit
- Deck off the dining area features new Trex decking and views over the Missoula Valley
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
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
112
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 units each offer 3 bedrooms, 2 baths, and attached garages—well suited for owner-occupancy with rental income.
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: 1998‑built South Hills duplex on a quiet cul‑de‑sac with mirrored floor plans for two units; Each unit offers 3 bedrooms, 2 bathrooms, and an attached garage, with over 1,600 sq ft of living space per unit; Deck off the dining area features new Trex decking and views over the Missoula Valley
