Mixed-Use Income Property with
For Sale
$899,000
Pending
11725 US Highway 93, Lolo, MT 59847
Assemblage includes RV park and self-storage plus commercial buildings along Highway 93 in Lolo, Montana.
Property Size7,130 SF
Lot Size2.54 Acres
Days on Market94
Property Features for 11725 US Highway 93
General Information
Standard status
Pending
Size
7,130 SF
Lot size
2.54 Acres
Property subtype
Commercial
Additional Details
Business Included
Yes
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$23,886
Amenities
Garage: Shared Driveway
Shared Driveway
Building Details
Year Built
1969
Tenancy
Multi
Listing Agency:
Engel & Völkers Western Frontier - Missoula
Listed By:
Warren Altounian · License #RRE-RBS-LIC-81433
(406) 550-2065
Source:
Clearwaterproperties
Added: Jun 4
Changed: Sep 4
Last Checked: Sep 4 at 4:08AM
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 Engel & Völkers Western Frontier - Missoula
Investment Insights
Based on property information with market context.
This 2.54-acre assemblage comprises multiple parcels and a mix of income-producing improvements. The property includes two commercial buildings totaling approximately 3,680 square feet, a 12-space mobile home/RV park, and a 10-door self-storage facility totaling approximately 3,450 square feet. An additional commercial parcel is included, which supports enhanced access and potential for future development.
Located along the U.S. Highway 93 corridor in Lolo, Montana (11725 US Highway 93, Lolo, MT 59847), the property is designed for flexibility with multiple points of ingress and egress. The overall layout provides workable separation among the different uses while maintaining convenient site access.
For buyers and operators, the mix of commercial space, storage, and RV/mobile home spaces can support a diversified approach to ownership within a single acquisition. Tenants and occupants benefit from direct, practical site access, while the included parcels and land size may appeal to buyers looking to manage existing income streams and evaluate longer-term site planning options.
Located along the U.S. Highway 93 corridor in Lolo, Montana (11725 US Highway 93, Lolo, MT 59847), the property is designed for flexibility with multiple points of ingress and egress. The overall layout provides workable separation among the different uses while maintaining convenient site access.
For buyers and operators, the mix of commercial space, storage, and RV/mobile home spaces can support a diversified approach to ownership within a single acquisition. Tenants and occupants benefit from direct, practical site access, while the included parcels and land size may appeal to buyers looking to manage existing income streams and evaluate longer-term site planning options.
Key Highlights
- 2.54‑acre assemblage in Lolo, Montana comprising three parcels along U.S. Highway 93.
- Two commercial buildings totaling approximately 3,680 SF.
- 12‑space mobile home/RV park included.
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
$76,113
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
8.47%
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%
$1,522,260
$1.5M
Cap Rate 7%
$1,087,329
$1.1M
Cap Rate 9%
$845,700
$845.7K
Market Conditions
NOI Build-Up for 7,130 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
$150.6K $21.12/SF
− Vacancy
−$12.2K −$1.71/SF
EGI
$138.4K $19.41/SF
− OpEx
−$62.3K −$8.73/SF
NOI
$76.1K $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%
$1,522,260
Cap Rate 7%
$1,087,329
Cap Rate 9%
$845,700
Alternative Uses
Best Use
Retail
$1.26M
$1.10M – $1.47M
NOI $88,041 @ 7.0% cap · market cap 9.79%
Second Best
Apartment 5plus
$1.09M
$951.4K – $1.27M
NOI $76,113 @ 7.0% cap · market cap 8.47%
Theoretical Best
Specialty Retail
$2.06M
$1.80M – $2.40M
NOI $143,901 @ 7.0% cap · market cap 16.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
219
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Assemblage includes RV park and self-storage plus commercial buildings along Highway 93 in Lolo, Montana.
Where is this self storage facility located?
The property is located at 11725 US Highway 93 Lolo, MT.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 2.54‑acre assemblage in Lolo, Montana comprising three parcels along U.S. Highway 93.; Two commercial buildings totaling approximately 3,680 SF.; 12‑space mobile home/RV park included.
