Multifamily Property with
New
For Sale
$849,000
117 Tyler Way, Lolo, MT 59847
Income-producing building with flexible living space and individual washers and dryers for each unit.
Property Size3,944 SF
Days on Market2
Property Features for 117 Tyler Way
General Information
Standard status
Active
Size
3,944 SF
Total Parking Spaces
8
Property subtype
Commercial
Zoning
3 Unzoned
Taxes and HOA fees
Annual Taxes
$7,561
Building Details
Building Size
3,944 SF
Year Built
1994
Units
4
Listing Agency:
eXp Realty LLC - Missoula
(406) 240-8715
Listed By:
Christopher Allan Ireland · License #RRE-RBS-LIC-53636
(406) 240-8715
Source:
Avatarrealtymt
Added: Aug 9
Changed: Aug 10
Last Checked: Aug 10 at 4:13AM
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 eXp Realty LLC - Missoula
Investment Insights
Based on property information with market context.
This multifamily property at 117 Tyler Way provides nearly 3,850 sq ft +/- of living space across multiple units. Each unit includes its own washer and dryer, supporting practical day-to-day use for occupants. The property was built in 1994 and has received interior and exterior upgrades within the last four years.
The parcel measures 0.27 +/- acres and includes a generously sized rear area. Located in Lolo, the property offers access to Missoula, local services, and year-round recreation. Zoning is identified as 3 Unzoned.
The parcel measures 0.27 +/- acres and includes a generously sized rear area. Located in Lolo, the property offers access to Missoula, local services, and year-round recreation. Zoning is identified as 3 Unzoned.
Key Highlights
- Nearly 3,850 sq ft +/- of flexible living space
- Multiple units, each with its own washer and dryer
- 0.27 +/- acre lot with a generously sized rear area
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
$42,103
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
4.96%
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%
$842,060
$842.1K
Cap Rate 7%
$601,471
$601.5K
Cap Rate 9%
$467,811
$467.8K
Market Conditions
NOI Build-Up for 3,944 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
$83.3K $21.12/SF
− Vacancy
−$6.7K −$1.71/SF
EGI
$76.6K $19.41/SF
− OpEx
−$34.4K −$8.73/SF
NOI
$42.1K $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%
$842,060
Cap Rate 7%
$601,471
Cap Rate 9%
$467,811
Alternative Uses
Best Use
Apartment 5plus
$601.5K
$526.3K – $701.7K
NOI $42,103 @ 7.0% cap · market cap 4.96%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.14M
$995.0K – $1.33M
NOI $79,600 @ 7.0% cap · market cap 9.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
189
Businesses Nearby
Explore this area
Business Placement
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 Multifamily 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?
Multifamily property - Income-producing building with flexible living space and individual washers and dryers for each unit.
Where is this multifamily property located?
The property is located at 117 Tyler Way Lolo, MT.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Nearly 3,850 sq ft +/- of flexible living space; Multiple units, each with its own washer and dryer; 0.27 +/- acre lot with a generously sized rear area
