Two-Home Duplex
For Sale
Contact for pricing
211 & 213 Clyde Street, Missoula, MT 59802
Two separate homes provide distinct living spaces, including a two-story residence and a fenced backyard.
Property Size2,089 SF
Price / SF$294.40
Days on Market10
Property Features for 211 & 213 Clyde Street
General Information
Standard status
Active
Size
2,089 SF
Property subtype
Multifamily
Units
Unit Mix
1 x 2BR/2BA, 1 x 3BR/1BA
Multifamily Units
2
Amenities
fenced backyard
shed
Building Details
Year Built
1920
Buildings
2
Units
2
Listing Agency:
Bannack Real Estate
Listed By:
Justin Daymude · License #RRE-RBS-LIC-79609
Source:
Crexi
Added: Aug 1
Changed: Aug 9
Last Checked: Aug 10 at 8:07AM
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 Bannack Real Estate
Investment Insights
Based on property information with market context.
This duplex property comprises two separate single-family homes on a corner lot, totaling 2,089 square feet. Built in 1920, the residences offer distinct layouts and living arrangements. Unit 211 includes 2 bedrooms and 2 bathrooms, along with tile showers, new flooring, and a fenced backyard. Unit 213 is a two-story home with 3 bedrooms and 1 bathroom, plus a shed for additional storage.
Unit 211 is vacant, while Unit 213 is occupied. The property is located in East Missoula at 211 & 213 Clyde Street, providing two homes within one residential income property.
Unit 211 is vacant, while Unit 213 is occupied. The property is located in East Missoula at 211 & 213 Clyde Street, providing two homes within one residential income property.
Key Highlights
- Two separate single‑family homes on a corner lot
- 2,089 square feet across both residences
- Unit 211: 2 bedrooms, 2 bathrooms, tile showers, new flooring, and fenced backyard
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
$22,300
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
3.63%
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%
$446,000
$446.0K
Cap Rate 7%
$318,571
$318.6K
Cap Rate 9%
$247,778
$247.8K
Market Conditions
NOI Build-Up for 2,089 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
$44.1K $21.12/SF
− Vacancy
−$3.6K −$1.71/SF
EGI
$40.5K $19.41/SF
− OpEx
−$18.2K −$8.73/SF
NOI
$22.3K $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%
$446,000
Cap Rate 7%
$318,571
Cap Rate 9%
$247,778
Alternative Uses
Best Use
Apartment 5plus
$318.6K
$278.8K – $371.7K
NOI $22,300 @ 7.0% cap · market cap 3.63%
Second Best
Multifamily LT 5
$298.6K
$261.3K – $348.4K
NOI $20,904 @ 7.0% cap · market cap 3.40%
Theoretical Best
Specialty Retail
$602.3K
$527.0K – $702.7K
NOI $42,161 @ 7.0% cap · market cap 6.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
115
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate homes provide distinct living spaces, including a two-story residence and a fenced backyard.
Where is this duplex located?
The property is located at 211 & 213 Clyde Street Missoula, MT.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Two separate single‑family homes on a corner lot; 2,089 square feet across both residences; Unit 211: 2 bedrooms, 2 bathrooms, tile showers, new flooring, and fenced backyard
