Office Buildings With On-Site
New
For Sale
$9,500,000
218 /280 E Front St, Missoula, MT 59802
Two-building CBD-4 property includes leased professional suites and flexibility for owner occupancy.
Property Size36,822 SF
Price / SF$257
Days on Market4
Property Features for 218 /280 E Front St
General Information
Standard status
Active
Size
36,822 SF
Class
Class A
Total Parking Spaces
44
Elevators
Yes
Zoning
CBD-4
Amenities
Full gym with locker rooms
backup generator
basement storage
ground source heat pump
Building Details
Year Renovated
2015
Buildings
2
Tenancy
Multi
Owner Occupied
No
Abandoned
No
Listing Agency:
Gary Clark Realty
(406) 240-0818
Listed By:
Gary Clark · License #45509
Source:
Mtranchsales
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 28 at 3:26PM
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 Gary Clark Realty
Investment Insights
Based on property information with market context.
Located at 218 /280 E Front St in Missoula, this 36,822-square-foot office property comprises two buildings on two lots within the CBD-4 Central Business District. The property has 44 on-site parking spaces and is currently leased to 10 professional tenants, while allowing a future owner to occupy significant space.
A 2015 remodel added a fourth floor with 3,000 square feet of executive office space and included a new elevator. The improvements also feature an entry lobby, basement storage, a full gym with locker rooms, backup power generation, and a ground source heat pump. Downtown hotels, restaurants, pubs, riverfront areas, and shopping are within a short walk.
A 2015 remodel added a fourth floor with 3,000 square feet of executive office space and included a new elevator. The improvements also feature an entry lobby, basement storage, a full gym with locker rooms, backup power generation, and a ground source heat pump. Downtown hotels, restaurants, pubs, riverfront areas, and shopping are within a short walk.
Key Highlights
- 36,822 SF office property spanning two buildings on two lots
- CBD‑4 Central Business District zoning
- 44 on‑site parking spaces
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
$429,160
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
4.52%
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%
$8,583,200
$8.6M
Cap Rate 7%
$6,130,857
$6.1M
Cap Rate 9%
$4,768,444
$4.8M
Market Conditions
NOI Build-Up for 36,822 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
$773.3K $21.00/SF
− Vacancy
−$201.0K −$5.46/SF
EGI
$572.2K $15.54/SF
− OpEx
−$143.1K −$3.89/SF
NOI
$429.2K $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%
$8,583,200
Cap Rate 7%
$6,130,857
Cap Rate 9%
$4,768,444
Alternative Uses
Best Use
Office B
$6.13M
$5.36M – $7.15M
NOI $429,160 @ 7.0% cap · market cap 4.52%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$10.62M
$9.29M – $12.39M
NOI $743,160 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,230
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?
Office building - Two-building CBD-4 property includes leased professional suites and flexibility for owner occupancy.
Where is this office building located?
The property is located at 218 /280 E Front St Missoula, MT.
What is the asking price?
The asking price for this property is $9,500,000.
What are key features of this property?
This property features: 36,822 SF office property spanning two buildings on two lots; CBD‑4 Central Business District zoning; 44 on‑site parking spaces
