Building Details

Building Size 98 SF

Listing Agency: ERA Lambros Real Estate c***@eralambros.com Show Phone

Listed By: Christopher Funston · License #RRE-RBS-LIC-62672 Show Phone

Source: Evrealestate

Added: Mar 26 Changed: Aug 30 Last Checked: Aug 31 at 3:36PM

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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 ERA Lambros Real Estate

Investment Insights

Based on property information with market context.

This coffee shop is positioned in the parking lot of Clinton Market and includes ductless equipment along with high-speed internet service.

The property is addressed at 20450 US Hwy 10 E in Clinton, Montana. Access from Missoula is via Interstate 90 East, approximately 15 miles to Exit 120 for Clinton.

Key Highlights

• Coffee shop located in the Clinton Market parking lot
• Ductless interior equipment
• High‑speed internet

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

$1,978

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

2.83%

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%

$39,560 $39.6K

Cap Rate 7%

$28,257 $28.3K

Cap Rate 9%

$21,978 $22.0K

Market Conditions

NOI Build-Up for 98 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

$2.7K $27.60/SF

− Vacancy

−$68 −$0.69/SF

EGI

$2.6K $26.91/SF

− OpEx

−$659 −$6.73/SF

NOI

$2.0K $20.18/SF

Area

Missoula County, MT

Vacancy

2.50%

Lease Rate

$27.60 /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%

$39,560

Cap Rate 7%

$28,257

Cap Rate 9%

$21,978

Alternative Uses

Best Use

Specialty Retail

$28.3K

$24.7K – $33.0K (±1% cap)

NOI $1,978 @ 7.0% cap · market cap 2.83%

Second Best

—

—

no second resolved use

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Coffee shops

Suggested Use

Top Pick Storage Facility Carpet & Flooring Store Grocery & Convenience Store Gym & Fitness Center Food Market Law Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

23

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 59825, MT

2,450

Population

1,174

Households

2.1

Avg Household Size

43

Median Age

26%

College-Educated

94%

High-School Grad

415.3 sq mi

ZIP Area

6

Density / Sq Mi

$85,268

Median Household Income

$44,254

Median Earnings

$1,141

Median Rent

$327,800

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this coffee shops located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Coffee shop - Located within the parking area serving Clinton Market, with ductless equipment and high-speed internet.

Where is this coffee shop located?

The property is located at 20450 US Hwy 10 E Clinton, MT.

What is the asking price?

The asking price for this property is $70,000.

What are key features of this property?

This property features: Coffee shop located in the Clinton Market parking lot; Ductless interior equipment; High‑speed internet