Heavy Equipment Auto
For Sale
$2,999,900
8360 Hwy 10 W, Missoula, MT 59808
Three-building commercial property with highway frontage and substantial indoor workspace.
Property Size8,340 SF
Price / SF$359.70
Days on Market20
Property Features for 8360 Hwy 10 W
General Information
Standard status
Active
Size
8,340 SF
Zoning
See County maps
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
8,340 SF
Year Built
1993
Buildings
3
Units
3
Listing Agency:
Twite Realty Corp
(406) 880-1956
Listed By:
Mark Twite · License #RRE-BRO-LIC-11357
Source:
Purewestrealestate
Added: Aug 1
Changed: Aug 13
Last Checked: Aug 20 at 5:14AM
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 Twite Realty Corp
Investment Insights
Based on property information with market context.
Built in 1993, this 8,340-square-foot automotive property is configured as a heavy equipment auto shop with substantial indoor work space. The site includes three separate buildings, providing a multi-building layout for current operations and future expansion within the existing improvements.
The property is located at 8360 Hwy 10 W in Missoula, with direct highway frontage. It is within walking distance of Montana Knife Company and Black Rifle Coffee, and borders the newly acquired MDOT headquarters. The surrounding WYE area is described as experiencing rapid growth, adding an established commercial context to the property’s location.
The property is located at 8360 Hwy 10 W in Missoula, with direct highway frontage. It is within walking distance of Montana Knife Company and Black Rifle Coffee, and borders the newly acquired MDOT headquarters. The surrounding WYE area is described as experiencing rapid growth, adding an established commercial context to the property’s location.
Key Highlights
- 8,340‑square‑foot automotive property
- Heavy equipment auto shop with substantial indoor work space
- Three separate buildings on the property
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
$102,982
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
3.43%
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%
$2,059,640
$2.1M
Cap Rate 7%
$1,471,171
$1.5M
Cap Rate 9%
$1,144,244
$1.1M
Market Conditions
NOI Build-Up for 8,340 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
$150.1K $18.00/SF
− Vacancy
−$3.0K −$0.36/SF
EGI
$147.1K $17.64/SF
− OpEx
−$44.1K −$5.29/SF
NOI
$103.0K $12.35/SF
Area
Missoula County, MT
Vacancy
2.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,059,640
Cap Rate 7%
$1,471,171
Cap Rate 9%
$1,144,244
Alternative Uses
Best Use
Retail
$1.47M
$1.29M – $1.72M
NOI $102,982 @ 7.0% cap · market cap 3.43%
Second Best
Industrial
$865.5K
$757.3K – $1.01M
NOI $60,584 @ 7.0% cap · market cap 2.02%
Theoretical Best
Specialty Retail
$2.40M
$2.10M – $2.81M
NOI $168,322 @ 7.0% cap · market cap 5.61%
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
119
Businesses Nearby
5k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 83%
Hotels & Casinos 17%
Conoco
Shops & Services
1,822 visits/mo
0.5 miles
Kenworth Sales Missoula
Shops & Services
1,162 visits/mo
0.1 miles
Sinclair
Shops & Services
1,030 visits/mo
0.1 miles
Days Inn by Wyndham Missoula Airport
Hotels & Casinos
534 visits/mo
0.5 miles
Motel 6 Missoula, MT - Wye - Travel Plaza
Hotels & Casinos
294 visits/mo
0.5 miles
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 Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Auto shop - Three-building commercial property with highway frontage and substantial indoor workspace.
Where is this auto shop located?
The property is located at 8360 Hwy 10 W Missoula, MT.
What is the asking price?
The asking price for this property is $2,999,900.
What are key features of this property?
This property features: 8,340‑square‑foot automotive property; Heavy equipment auto shop with substantial indoor work space; Three separate buildings on the property
