White-Shell Retail
For Sale
Under Contract
$550,000
11300 US Highway 93 S, Lolo, MT 59847
CommercialSale, Lolo, MT
Property Size3,340 SF
Lot Size6.53 Acres
Price / SF$164.67
Days on Market352
Property Features for 11300 US Highway 93 S
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
South on Highway 93 from Missoula, turn left at 11300 US Highway 93 (Lolo Shopping Center).
Standard status
Active Under Contract
APN
04209226227037012
Lot size
6.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOLO SHOPPING CENTER CONDOMINIUMS, S26, T12 N, R20 W, UNIT U
Legal Description
LOLO SHOPPING CENTER CONDOMINIUMS, S26, T12 N, R20 W, UNIT U
Listing Agency:
ERA Lambros Real Estate Missoula · ERA Real Estate
(406) 532-9200
Listed By:
Adam Hertz · License #RRE-RBS-LIC-24957
(406) 239-1865
Added: Sep 4, 2025
Changed: Aug 20
Last Checked: Aug 21 at 3:06AM
MLS# 30056985
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.
Investment Insights
Based on property information with market context.
This 3,340-square-foot retail suite is presented in white-shell condition, giving an incoming occupant a clean starting point for its build-out. The space is part of the Lolo Shopping Center and includes access to on-site parking.
The property fronts US Highway 93 S in Lolo, providing direct exposure along a corridor with average daily traffic exceeding 25,000 vehicles. An established tenant mix within the center contributes to an active retail setting. A separate 5,677-square-foot adjacent space is also available under MLS #30056986.
The property fronts US Highway 93 S in Lolo, providing direct exposure along a corridor with average daily traffic exceeding 25,000 vehicles. An established tenant mix within the center contributes to an active retail setting. A separate 5,677-square-foot adjacent space is also available under MLS #30056986.
Key Highlights
- 3,340 SF white‑shell retail suite in Lolo Shopping Center
- Frontage on US Highway 93 S with average daily traffic exceeding 25,000 vehicles
- On‑site parking serves the shopping center
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
$41,242
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
7.50%
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%
$824,840
$824.8K
Cap Rate 7%
$589,171
$589.2K
Cap Rate 9%
$458,244
$458.2K
Market Conditions
NOI Build-Up for 3,340 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
$60.1K $18.00/SF
− Vacancy
−$1.2K −$0.36/SF
EGI
$58.9K $17.64/SF
− OpEx
−$17.7K −$5.29/SF
NOI
$41.2K $12.35/SF
Area
Missoula County, MT
Vacancy
2.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$824,840
Cap Rate 7%
$589,171
Cap Rate 9%
$458,244
Alternative Uses
Best Use
Retail
$589.2K
$515.5K – $687.4K
NOI $41,242 @ 7.0% cap · market cap 7.50%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$963.0K
$842.6K – $1.12M
NOI $67,410 @ 7.0% cap · market cap 12.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
70k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 64%
Dining 35%
Hotels & Casinos 1%
McDonald's
Dining
19,183 visits/mo
0.4 miles
Exxon
Shops & Services
16,070 visits/mo
0.5 miles
Exxon
Shops & Services
10,949 visits/mo
0.2 miles
Town Pump
Shops & Services
10,486 visits/mo
0.5 miles
Town Pump
Shops & Services
7,208 visits/mo
0.2 miles
Demographics for 59847, MT
6,112
Population
2,781
Households
2.2
Avg Household Size
39
Median Age
36%
College-Educated
96%
High-School Grad
301.2 sq mi
ZIP Area
20
Density / Sq Mi
$75,710
Median Household Income
$41,799
Median Earnings
$1,172
Median Rent
$366,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Shopping center suite with on-site parking and a blank interior ready for tenant improvements.
Where is this retail space located?
The property is located at 11300 US Highway 93 S Lolo, MT.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 3,340 SF white‑shell retail suite in Lolo Shopping Center; Frontage on US Highway 93 S with average daily traffic exceeding 25,000 vehicles; On‑site parking serves the shopping center
