Mixed-Use Property with
For Sale
Under Contract
$899,000
11725 US Highway 93, Lolo, MT 59847
CommercialSale, Lolo, MT
Property Size7,130 SF
Lot Size2.54 Acres
Price / SF$126.09
Days on Market81
Property Features for 11725 US Highway 93
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway
Directions
Google maps will guide you there.
Standard status
Active Under Contract
APN
04209235208140000
Lot size
2.54 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S35, T12 N, R20 W, C.O.S. PLAT G3, NW4 NW4 S35, T12 N, R20 W, C.O.S. PLAT AA, SE4 COR NW4 NW4 S35, T12 N, R20 W, C.O.S. 421, PARCEL G
Tax Annual Amount
23886
Legal Description
S35, T12 N, R20 W, C.O.S. PLAT G3, NW4 NW4 S35, T12 N, R20 W, C.O.S. PLAT AA, SE4 COR NW4 NW4 S35, T12 N, R20 W, C.O.S. 421, PARCEL G
Amenities
mobile home/RV park
self-storage facility
Building Details
Year built
1969
Number of units
3
Listing Agency:
Engel & Volkers Western Frontier - Missoula · Engel & Völkers
(406) 926-3322
Listed By:
Warren Altounian · License #RRE-RBS-LIC-81433
(406) 550-2065
Added: Jun 2
Changed: Aug 21
Last Checked: Aug 21 at 7:06AM
MLS# 30072154
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 mixed-use commercial property at 11725 US Highway 93 comprises three parcels totaling 2.538 acres. Improvements include two commercial buildings with approximately 3,680 square feet combined, a 12-space mobile home and RV park, and a 10-door self-storage facility totaling approximately 3,450 square feet. The improvements date to 1969.
Multiple points of ingress and egress serve the assemblage, which also includes an additional commercial parcel. The property combines commercial buildings, mobile home and RV operations, and self-storage within one US Highway 93 holding in Lolo, Montana.
Multiple points of ingress and egress serve the assemblage, which also includes an additional commercial parcel. The property combines commercial buildings, mobile home and RV operations, and self-storage within one US Highway 93 holding in Lolo, Montana.
Key Highlights
- 2.538‑acre assemblage comprising three parcels
- Two commercial buildings total approximately 3,680 square feet
- 12‑space mobile home and RV park
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
Apartment 5plus
$1.09M
$951.4K – $1.27M
NOI $76,113 @ 7.0% cap · market cap 8.47%
Second Best
Self Storage
$975.4K
$853.5K – $1.14M
NOI $68,277 @ 7.0% cap · market cap 7.59%
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
Yes
Highway access
Yes
Paved road 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?
Mixed-use property - Three-parcel commercial assemblage combines mobile home and RV spaces, self-storage, and multiple access points.
Where is this mixed-use property 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: 2.538‑acre assemblage comprising three parcels; Two commercial buildings total approximately 3,680 square feet; 12‑space mobile home and RV park
