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    Self-Storage and RV Park Investment Title is generated by Realmo AI

    11725 US Highway 93, Lolo, MT 59847

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    For Sale
    $899,000

    Commercial Sale, Other - Lolo, MT

    Type:Manufactured Home
    Property size:
    7,130 SF
    Lot size:
    2.54 Acres
    Price / SF:
    $126/SF
    Added:
    Jun 2, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 4 at 6:06 am

    Property Features for 11725 US Highway 93

    General Information

    Property type
    Commercial Sale
    Property subtype
    Manufactured Home
    Parking features
    Driveway
    Standard status
    Active
    APN
    04209235208140000
    Lot size
    2.54 Acres

    Building Details

    Year built
    1969
    Architectural style
    Other

    We can help!

    Listing Contact
    Warren Altounian
    Warren Altounian

    Listing agent Warren Altounian

    Listing office Engel & Völkers Missoula 321 N. Higgins Ave, Missoula, MT

    Listing date Jun 2, 2026

    MLS# 30072154 Listing URL

    Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 2.54‑acre assemblage in Lolo, MT along the U.S. Highway 93 corridor, consisting of three parcels plus an additional commercial parcel
    • Includes two commercial buildings totaling approximately 3,680 SF
    • 12‑space mobile home/RV park
    • 10‑door self‑storage facility totaling approximately 3,450 SF
    • Multiple points of ingress and egress with driveway parking
    • Year built: 1969

    Overview

    This diversified investment assemblage includes three parcels totaling 2.54 acres and brings together multiple revenue-producing uses. The property features 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 to support access and enhance flexibility for future expansion or redevelopment. Multiple points of ingress and egress further contribute to day-to-day operational versatility.

    Located on U.S. Highway 93 in Lolo, Montana, the site is positioned within a high-visibility corridor that supports both current income generation and long-term utility. The combination of building space, storage units, and RV-oriented accommodations creates a straightforward path to operating multiple streams from a single acquisition. The underlying land value and the availability of additional development potential add to the overall investment profile.

    For investors or owner-operators seeking a multi-use platform, this property offers a practical blend of recurring storage and housing-related revenue, supported by additional commercial building space. The multi-parcel configuration and multiple access points can help buyers evaluate both stabilized operations and future growth strategies within the same ownership.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $150.6k $21.12
    − Vacancy −$12.2k −$1.71
    EGI $138.4k $19.41
    − OpEx −$62.3k −$8.73
    NOI $76.1k $10.68
    7,130 SF · lease $21.12/SF/yr · vacancy 8.10% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $1.09M
    $951.4K – $1.27M (±1% cap)
    NOI $76,113 @ 7.0% cap · market cap 8.47%
    Second Best
    Self Storage
    $975.4K
    $853.5K – $1.14M (±1% cap)
    NOI $68,277 @ 7.0% cap · market cap 7.59%
    Theoretical Best
    Specialty Retail
    $2.06M
    $1.80M – $2.40M (±1% cap)
    NOI $143,901 @ 7.0% cap · market cap 16.01%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Self storage facilities

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lolo
    County
    Missoula
    State
    Montana
    Longitude
    -114.082453
    Latitude
    46.758473

    FAQs

    What type of property is this?
    Self storage facility - Diversified income property along U.S. Highway 93 with mobile home/RV spaces, self-storage, and commercial building space.
    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, MT along the U.S. Highway 93 corridor, consisting of three parcels plus an additional commercial parcel; Includes two commercial buildings totaling approximately 3,680 SF; 12‑space mobile home/RV park
    (406) 550-2065
    We can help!
    Listing Contact
    Warren Altounian
    Warren Altounian
    Real Estate License ID: RRE-RBS-LIC-81433
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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