Industrial Flex Warehouse
For Sale
Contact for pricing
5625 Expressway, Missoula, MT 59808
Fully sprinkled warehouse with multi-zoned HVAC, cold storage, and separate office space, supported by 3-phase power.
Property Size28,965 SF
Price / SF$191.61
Days on Market551
Property Features for 5625 Expressway
General Information
Standard status
Active
Size
28,965 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Heavy Power
Yes
Sprinkler System
Yes
Additional Details
Utilities to Site
Yes
Amenities
Solar Panels
Listing Agency:
Sterling CRE Advisors
(406) 360-3102
Listed By:
Claire Matten, CCIM/SIOR · License #90048
(406) 360-3102
Source:
Moodyscre
Added: Feb 12, 2025
Changed: Jul 26
Last Checked: Aug 16 at 6:34AM
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 Sterling CRE Advisors
Investment Insights
Based on property information with market context.
This industrial flex facility includes a fully sprinkled warehouse and multi-zoned HVAC systems, along with on-site office space sized at approximately 5,089 square feet. The building is also configured with approximately 3,655 square feet of cold storage, supporting temperature-controlled needs within the overall layout.
Additional amenities and utilities include solar panels, city water/sewer service, and 3-phase power. The property combines warehousing, office, and cold storage components in a single site, designed for operational flexibility.
The warehouse and improvements are complemented by the dedicated office area and cold storage space, creating a consolidated setup for businesses seeking both production or distribution space and built-in administrative coverage.
Additional amenities and utilities include solar panels, city water/sewer service, and 3-phase power. The property combines warehousing, office, and cold storage components in a single site, designed for operational flexibility.
The warehouse and improvements are complemented by the dedicated office area and cold storage space, creating a consolidated setup for businesses seeking both production or distribution space and built-in administrative coverage.
Key Highlights
- ±119,614 SF warehouse with fully sprinkled fire protection
- ±3,655 SF cold storage area
- ±1,089 SF office space with multi‑zoned HVAC system(s)
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
$357,868
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
6.45%
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%
$7,157,360
$7.2M
Cap Rate 7%
$5,112,400
$5.1M
Cap Rate 9%
$3,976,311
$4.0M
Market Conditions
NOI Build-Up for 28,965 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
$625.6K $21.60/SF
− Vacancy
−$75.1K −$2.59/SF
EGI
$550.6K $19.01/SF
− OpEx
−$192.7K −$6.65/SF
NOI
$357.9K $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%
$7,157,360
Cap Rate 7%
$5,112,400
Cap Rate 9%
$3,976,311
Alternative Uses
Best Use
Flex RnD
$5.11M
$4.47M – $5.96M
NOI $357,868 @ 7.0% cap · market cap 6.45%
Second Best
Warehouse
$3.65M
$3.19M – $4.26M
NOI $255,499 @ 7.0% cap · market cap 4.60%
Theoretical Best
Specialty Retail
$8.35M
$7.31M – $9.74M
NOI $584,586 @ 7.0% cap · market cap 10.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Yes
Sprinkler system
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59808, MT
21,546
Population
9,938
Households
2.2
Avg Household Size
38
Median Age
40%
College-Educated
97%
High-School Grad
157.1 sq mi
ZIP Area
137
Density / Sq Mi
$76,795
Median Household Income
$39,324
Median Earnings
$1,236
Median Rent
$419,800
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Fully sprinkled warehouse with multi-zoned HVAC, cold storage, and separate office space, supported by 3-phase power.
Where is this flex space located?
The property is located at 5625 Expressway Missoula, MT.
What is the asking price?
The asking price for this property is $5,550,000.
What are key features of this property?
This property features: ±119,614 SF warehouse with fully sprinkled fire protection; ±3,655 SF cold storage area; ±1,089 SF office space with multi‑zoned HVAC system(s)
