Multifamily Property with
For Sale
$1,300,000
Pending
1326 - 1330 4th, Missoula, MT 59801
Triplex plus a group-home style residence with six private bedroom-bath suites, common areas, offices, and shared laundry.
Property Size6,924 SF
Days on Market102
Property Features for 1326 - 1330 4th
General Information
Standard status
Pending
Size
6,924 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$60
Building Details
Year Built
1930
Listing Agency:
EXIT Realty Missoula
(406) 721-1010
Listed By:
Kevin R Bailey · License #RRE-BRO-LIC-54097
Source:
Clearwaterproperties
Added: May 14
Changed: Aug 23
Last Checked: Aug 23 at 7:31AM
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 EXIT Realty Missoula
Investment Insights
Based on property information with market context.
This centrally located multifamily property includes a triplex and three 2-bedroom, 1-bath units. In addition, the larger residence is group-home style, offering 6 private bedroom-bathroom suites, multiple common areas, 3 offices, a laundry room, a common bath, and a large community kitchen.
The property is located in Missoula between Russell and Orange Streets and is described as being near a walking trail.
Buyers and their agents are responsible for verifying all information, as details are provided by outside sources and are deemed reliable but not guaranteed by the listing agent or office.
The property is located in Missoula between Russell and Orange Streets and is described as being near a walking trail.
Buyers and their agents are responsible for verifying all information, as details are provided by outside sources and are deemed reliable but not guaranteed by the listing agent or office.
Key Highlights
- Year built 1930
- Multifamily property includes a triplex with three 2‑bedroom, 1‑bath units
- Group‑home style residence offers 6 private bedroom‑bath suites
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
$73,914
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
5.69%
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%
$1,478,280
$1.5M
Cap Rate 7%
$1,055,914
$1.1M
Cap Rate 9%
$821,267
$821.3K
Market Conditions
NOI Build-Up for 6,924 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
$146.2K $21.12/SF
− Vacancy
−$11.8K −$1.71/SF
EGI
$134.4K $19.41/SF
− OpEx
−$60.5K −$8.73/SF
NOI
$73.9K $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%
$1,478,280
Cap Rate 7%
$1,055,914
Cap Rate 9%
$821,267
Alternative Uses
Best Use
Apartment 5plus
$1.06M
$923.9K – $1.23M
NOI $73,914 @ 7.0% cap · market cap 5.69%
Second Best
Multifamily LT 5
$989.8K
$866.1K – $1.15M
NOI $69,285 @ 7.0% cap · market cap 5.33%
Theoretical Best
Specialty Retail
$2.00M
$1.75M – $2.33M
NOI $139,744 @ 7.0% cap · market cap 10.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
732
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?
Apartment building - Triplex plus a group-home style residence with six private bedroom-bath suites, common areas, offices, and shared laundry.
Where is this apartment building located?
The property is located at 1326 - 1330 4th Missoula, MT.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Year built 1930; Multifamily property includes a triplex with three 2‑bedroom, 1‑bath units; Group‑home style residence offers 6 private bedroom‑bath suites
