Missoula Mixed-Use Commercial
For Sale
Contact for pricing
Pending
1521 Cooper Street, Missoula, MT 59802
Versatile commercial property in Missoula with high-ceiling spaces.
Property Size4,640 SF
Lot Size0.18 Acres
Days on Market154
Property Features for 1521 Cooper Street
General Information
Standard status
Pending
Size
4,640 SF
Total Parking Spaces
5
Lot size
0.18 Acres
Property subtype
Mixed Use
Zoning
Commercial
Building Details
Year Built
1955
Listing Agency:
Engel & Volkers Western Frontier
(406) 550-4131
Listed By:
Dawn Maddux · License #RRE-BRO-LIC-31860
Source:
Crexi
Added: Mar 21
Changed: Aug 8
Last Checked: Jul 24 at 6:31AM
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 Engel & Volkers Western Frontier
Investment Insights
Based on property information with market context.
This mixed-use commercial property is located in Missoula, Montana. The building has a total area of 4,640 square feet and is situated on a 7,797 square foot lot. The property is zoned C-14, offering versatility for various uses. The main level spans 3,360 square feet and features three high-ceiling spaces suitable for open work areas, warehouse use, or product display. A spacious lobby provides a professional entrance. Two bathrooms are located on the lower level. The upstairs area provides 1,280 square feet of space for offices, storage, or additional work areas. This property is located in a growing business hub and presents an opportunity for investors or business owners to establish or expand their presence in Missoula.
Key Highlights
- Prime mixed‑use commercial property in the heart of Missoula.
- Large 7,797 square foot lot with a 4,640 square foot building.
- C‑14 zoning offers exceptional versatility and unlimited potential.
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
$54,079
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
9.03%
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%
$1,081,580
$1.1M
Cap Rate 7%
$772,557
$772.6K
Cap Rate 9%
$600,878
$600.9K
Market Conditions
NOI Build-Up for 4,640 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
$97.4K $21.00/SF
− Vacancy
−$25.3K −$5.46/SF
EGI
$72.1K $15.54/SF
− OpEx
−$18.0K −$3.89/SF
NOI
$54.1K $11.66/SF
Area
Missoula County, MT
Vacancy
26.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,081,580
Cap Rate 7%
$772,557
Cap Rate 9%
$600,878
Alternative Uses
Best Use
Office B
$772.6K
$676.0K – $901.3K
NOI $54,079 @ 7.0% cap · market cap 9.03%
Second Best
Warehouse
$584.7K
$511.6K – $682.2K
NOI $40,929 @ 7.0% cap · market cap 6.83%
Theoretical Best
Specialty Retail
$1.34M
$1.17M – $1.56M
NOI $93,647 @ 7.0% cap · market cap 15.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
799
Businesses Nearby
Explore this area
Business Placement
Demographics for 59802, MT
19,892
Population
10,416
Households
1.9
Avg Household Size
37
Median Age
52%
College-Educated
96%
High-School Grad
45.4 sq mi
ZIP Area
438
Density / Sq Mi
$65,054
Median Household Income
$36,541
Median Earnings
$1,021
Median Rent
$420,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile commercial property in Missoula with high-ceiling spaces.
Where is this mixed-use property located?
The property is located at 1521 Cooper Street Missoula, MT.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Prime mixed‑use commercial property in the heart of Missoula.; Large 7,797 square foot lot with a 4,640 square foot building.; C‑14 zoning offers exceptional versatility and unlimited potential.
