Office and Warehouse Flex
For Sale
$2,999,000
Pending
801 819 825 W Kent Avenue, Missoula, MT 59801
Flex office space connects to a large warehouse with multiple offices, meeting rooms, and substantial restroom facilities.
Property Size16,760 SF
Days on Market22
Property Features for 801 819 825 W Kent Avenue
General Information
Standard status
Pending
Size
16,760 SF
Property subtype
Commercial
Additional Details
Office Units
18
Taxes and HOA fees
Annual Taxes
$56,832
Amenities
meeting room
lobby
breakroom
community room
landscaped courtyard
showers
Building Details
Building Size
16,760 SF
Year Built
1985
Listing Agency:
Berkshire Hathaway HomeServices - Missoula
(406) 370-8734
Listed By:
Mike Bryan · License #RRE-BRO-LIC-12300
(406) 370-8734
Source:
Missionvalleyproperties
Added: Jul 21
Changed: Aug 8
Last Checked: Jul 23 at 6:53AM
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 Berkshire Hathaway HomeServices - Missoula
Investment Insights
Based on property information with market context.
This for-sale flex building combines client-ready office improvements with a connected warehouse area under one ownership. The Red Willow Building includes 11 private offices, a dedicated meeting room, and a welcoming lobby, along with a breakroom and restrooms. Connected to it is an approximately 13,600-square-foot warehouse and office building that also includes multiple offices, three large open common spaces, and a community room, supported by several bathroom facilities and two showers.
The property includes a paved parking lot for employees and customers and features additional warehouse restroom facilities, including a restroom with showers. Outside, a landscaped courtyard provides an outdoor area connected to the building.
For buyers seeking a multi-use configuration, the combined office and warehouse layout offers substantial interior rooms designed to support a range of operational setups.
The property includes a paved parking lot for employees and customers and features additional warehouse restroom facilities, including a restroom with showers. Outside, a landscaped courtyard provides an outdoor area connected to the building.
For buyers seeking a multi-use configuration, the combined office and warehouse layout offers substantial interior rooms designed to support a range of operational setups.
Key Highlights
- 1985‑built commercial property with over 16,000 SF of versatile office and warehouse space
- Red Willow Building includes 11 private offices, a dedicated meeting room, and a client‑ready lobby
- Includes breakroom and restrooms in the office portion, plus a landscaped courtyard
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
$207,073
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
6.90%
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%
$4,141,460
$4.1M
Cap Rate 7%
$2,958,186
$3.0M
Cap Rate 9%
$2,300,811
$2.3M
Market Conditions
NOI Build-Up for 16,760 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
$362.0K $21.60/SF
− Vacancy
−$43.4K −$2.59/SF
EGI
$318.6K $19.01/SF
− OpEx
−$111.5K −$6.65/SF
NOI
$207.1K $12.36/SF
Area
Missoula County, MT
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$4,141,460
Cap Rate 7%
$2,958,186
Cap Rate 9%
$2,300,811
Alternative Uses
Best Use
Flex RnD
$2.96M
$2.59M – $3.45M
NOI $207,073 @ 7.0% cap · market cap 6.90%
Second Best
Office B
$2.79M
$2.44M – $3.26M
NOI $195,338 @ 7.0% cap · market cap 6.51%
Theoretical Best
Specialty Retail
$4.83M
$4.23M – $5.64M
NOI $338,259 @ 7.0% cap · market cap 11.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
18
Office units
Location Intelligence
Trade Area within ½ mile
1,392
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59801, MT
30,629
Population
15,814
Households
1.9
Avg Household Size
34
Median Age
51%
College-Educated
97%
High-School Grad
7.7 sq mi
ZIP Area
3,978
Density / Sq Mi
$55,022
Median Household Income
$34,320
Median Earnings
$1,086
Median Rent
$393,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flex office space connects to a large warehouse with multiple offices, meeting rooms, and substantial restroom facilities.
Where is this flex space located?
The property is located at 801 819 825 W Kent Avenue Missoula, MT.
What is the asking price?
The asking price for this property is $2,999,000.
What are key features of this property?
This property features: 1985‑built commercial property with over 16,000 SF of versatile office and warehouse space; Red Willow Building includes 11 private offices, a dedicated meeting room, and a client‑ready lobby; Includes breakroom and restrooms in the office portion, plus a landscaped courtyard
