Duplex with Unfinished
For Sale
$848,000
3711 & 3715 Schilling St, Missoula, MT 59801
Two-bedroom units include private outdoor areas, laundry space, and separate gas meters with individual water shutoffs.
Property Size2,820 SF
Price / SF$300.71
Days on Market49
Property Features for 3711 & 3715 Schilling St
General Information
Standard status
Active
Size
2,820 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
wood burning fireplace
enclosed patio
private patio
on demand hot water
baseboard water heat
laundry
Building Details
Year Built
1965
Listing Agency:
Kelly Right Real Estate of Montana LLC - Missoula
(509) 489-7000
Listed By:
Tom Russell · License #RRE-RBS-LIC-19115
Source:
Mtranchsales
Added: Jul 13
Changed: Aug 28
Last Checked: Aug 29 at 11:49AM
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 Kelly Right Real Estate of Montana LLC - Missoula
Investment Insights
Based on property information with market context.
Built in 1965, this duplex includes two residential units with matching two-bedroom, one-bath layouts. The larger home features a galley kitchen, dining room, living room, laundry, enclosed patio, and two wood-burning fireplaces. Its basement has undergone restoration and remains unfinished, with plumbing in place for one bathroom and space that can be adapted for additional living or apartment use. The smaller unit includes its own laundry area, private patio, on-demand hot water system, and baseboard water heat.
Each unit has a separate gas meter and individual water shutoff. The property is near shopping, restaurants, Southgate Mall, Brooks, and Reserve, with the latter destinations described as being within a block or a short distance. The two-unit configuration provides a defined existing layout while retaining unfinished basement space in the main residence.
Each unit has a separate gas meter and individual water shutoff. The property is near shopping, restaurants, Southgate Mall, Brooks, and Reserve, with the latter destinations described as being within a block or a short distance. The two-unit configuration provides a defined existing layout while retaining unfinished basement space in the main residence.
Key Highlights
- Two units, each with 2 bedrooms and 1 bathroom
- Main home includes a restored, unfinished basement plumbed for 1 bathroom
- Two wood‑burning fireplaces in the larger residence
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
$30,104
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
3.55%
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%
$602,080
$602.1K
Cap Rate 7%
$430,057
$430.1K
Cap Rate 9%
$334,489
$334.5K
Market Conditions
NOI Build-Up for 2,820 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
$59.6K $21.12/SF
− Vacancy
−$4.8K −$1.71/SF
EGI
$54.7K $19.41/SF
− OpEx
−$24.6K −$8.73/SF
NOI
$30.1K $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%
$602,080
Cap Rate 7%
$430,057
Cap Rate 9%
$334,489
Alternative Uses
Best Use
Apartment 5plus
$430.1K
$376.3K – $501.7K
NOI $30,104 @ 7.0% cap · market cap 3.55%
Second Best
Multifamily LT 5
$403.1K
$352.7K – $470.3K
NOI $28,218 @ 7.0% cap · market cap 3.33%
Theoretical Best
Specialty Retail
$813.1K
$711.4K – $948.6K
NOI $56,915 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
480
Businesses Nearby
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom units include private outdoor areas, laundry space, and separate gas meters with individual water shutoffs.
Where is this duplex located?
The property is located at 3711 & 3715 Schilling St Missoula, MT.
What is the asking price?
The asking price for this property is $848,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 bathroom; Main home includes a restored, unfinished basement plumbed for 1 bathroom; Two wood‑burning fireplaces in the larger residence
