Four-Unit Residential Income
For Sale
$635,000
Pending
1755 8th, Missoula, MT 59801
Four updated one-bedroom units each feature a living room, kitchen, bathroom, and in-unit laundry area.
Property Size2,600 SF
Days on Market23
Property Features for 1755 8th
General Information
Standard status
Pending
Size
2,600 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$5,948
Amenities
underground sprinklers
barbeque
yard space
Garage Spaces: 0
Building Details
Year Built
1964
Tenancy
Multi
Listing Agency:
Windermere R E Missoula
Listed By:
Amy Peterson
Source:
Clearwaterproperties
Added: Jul 20
Changed: Aug 8
Last Checked: Aug 11 at 5:45AM
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 Windermere R E Missoula
Investment Insights
Based on property information with market context.
This four-unit residential income property features four one-bedroom layouts, each with a living room, bedroom, kitchen, bathroom, and laundry area. The home has undergone updates including new windows, new furnaces, and two hot water heaters.
The exterior includes off-street parking for each unit, underground sprinklers, a barbeque for tenant use, and some yard space.
With four separate one-bedroom units and multiple exterior and mechanical improvements, the property is well-suited for an investor looking for a multi-family setup.
The exterior includes off-street parking for each unit, underground sprinklers, a barbeque for tenant use, and some yard space.
With four separate one-bedroom units and multiple exterior and mechanical improvements, the property is well-suited for an investor looking for a multi-family setup.
Key Highlights
- Four one‑bedroom units with living room, kitchen, bathroom, and in‑unit laundry area
- Off‑street parking for each unit
- Exterior amenities include underground sprinklers, tenant barbecue, and some yard space
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
$27,755
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
4.37%
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%
$555,100
$555.1K
Cap Rate 7%
$396,500
$396.5K
Cap Rate 9%
$308,389
$308.4K
Market Conditions
NOI Build-Up for 2,600 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
$54.9K $21.12/SF
− Vacancy
−$4.4K −$1.71/SF
EGI
$50.5K $19.41/SF
− OpEx
−$22.7K −$8.73/SF
NOI
$27.8K $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%
$555,100
Cap Rate 7%
$396,500
Cap Rate 9%
$308,389
Alternative Uses
Best Use
Apartment 5plus
$396.5K
$346.9K – $462.6K
NOI $27,755 @ 7.0% cap · market cap 4.37%
Second Best
Multifamily LT 5
$371.7K
$325.2K – $433.6K
NOI $26,017 @ 7.0% cap · market cap 4.10%
Theoretical Best
Specialty Retail
$749.6K
$655.9K – $874.6K
NOI $52,475 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
624
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?
Quadplex - Four updated one-bedroom units each feature a living room, kitchen, bathroom, and in-unit laundry area.
Where is this quadplex located?
The property is located at 1755 8th Missoula, MT.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: Four one‑bedroom units with living room, kitchen, bathroom, and in‑unit laundry area; Off‑street parking for each unit; Exterior amenities include underground sprinklers, tenant barbecue, and some yard space
