Three-Unit Multifamily
New
For Sale
$430,000
1420 /1430 Grant, Missoula, MT 59801
Central Missoula rental property with scheduled showings and a future six-unit redevelopment concept.
Property Size1,781 SF
Price / SF$241.44
Days on Market3
Property Features for 1420 /1430 Grant
General Information
Standard status
Active
Size
1,781 SF
Property subtype
Triplex
Taxes and HOA fees
Annual Taxes
$5,151
Amenities
Garage: Garage,Garage Door Opener,Shared Driveway
Garage Spaces: 2
Garage,Garage Door Opener,Shared Driveway
2
Building Details
Year Built
1975
Listing Agency:
Montana Realty Network LBP INC
Listed By:
Kathleen Walters · License #MT.545000231
Source:
Clearwaterproperties
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 28 at 10:18AM
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 Montana Realty Network LBP INC
Investment Insights
Based on property information with market context.
This three-unit multifamily property at 1420 /1430 Grant Street in Missoula was built in 1975. The existing configuration is suited to residential rental use, with showings conducted by appointment and the listing agent required to be present.
The property information also references a future concept involving removal of the current improvements and development of six units. That concept is separate from the existing three-unit configuration.
The property information also references a future concept involving removal of the current improvements and development of six units. That concept is separate from the existing three-unit configuration.
Key Highlights
- Three‑unit multifamily property
- Built in 1975
- Located at 1420 /1430 Grant Street, Missoula, MT 59801
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
$19,012
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
4.42%
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%
$380,240
$380.2K
Cap Rate 7%
$271,600
$271.6K
Cap Rate 9%
$211,244
$211.2K
Market Conditions
NOI Build-Up for 1,781 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
$37.6K $21.12/SF
− Vacancy
−$3.0K −$1.71/SF
EGI
$34.6K $19.41/SF
− OpEx
−$15.6K −$8.73/SF
NOI
$19.0K $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%
$380,240
Cap Rate 7%
$271,600
Cap Rate 9%
$211,244
Alternative Uses
Best Use
Apartment 5plus
$271.6K
$237.7K – $316.9K
NOI $19,012 @ 7.0% cap · market cap 4.42%
Second Best
Multifamily LT 5
$254.6K
$222.8K – $297.0K
NOI $17,822 @ 7.0% cap · market cap 4.14%
Theoretical Best
Specialty Retail
$513.5K
$449.3K – $599.1K
NOI $35,945 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
678
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?
Triplex - Central Missoula rental property with scheduled showings and a future six-unit redevelopment concept.
Where is this triplex located?
The property is located at 1420 /1430 Grant Missoula, MT.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Three‑unit multifamily property; Built in 1975; Located at 1420 /1430 Grant Street, Missoula, MT 59801
