Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Prime Montana Commercial Land Title is generated by Realmo AI

    2400 River Rd, Missoula, MT 59801

    View on Map
    Claim this Listing
    New
    For Sale
    Contact for pricing

    Land with high traffic and development potential in Missoula.

    Type:Land
    Added:
    May 25, 2026
    Days on Market:
    6
    Last Refresh:
    May 27 at 8:25 am

    Property Features for 2400 River Rd

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Kevin Bailey
    Kevin Bailey

    Listing agent Kevin Bailey License #RRE-BRO-LIC-54097

    Listing office Exit Realty - Missoula

    Listing date May 25, 2026

    Source Crexi

    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 Exit Realty - Missoula

    HighLights

    • Prime real estate location in Montana.
    • Approximately 400 feet of Reserve Street frontage.
    • High traffic volume: approximately 40,000 cars per day.
    • B3‑2 zoning allows for diverse business or mixed‑use development.
    • No setbacks from property borders, maximizing development potential.
    • Potential for residential units in a mixed‑use development.

    Overview

    This property is located in Montana and features approximately 400 feet of frontage on Reserve Street. The location experiences approximately 40,000 cars passing by daily. The B3-2 zoning allows for various business possibilities, including mixed-use developments that can provide businesses with visibility and residential units. According to the city of Missoula, the property has no setbacks from its borders, allowing for maximum development potential. The property is commercial real estate land.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Missoula
    County
    Missoula
    State
    Montana
    Longitude
    -114.0371721
    Latitude
    46.8762983

    Nearby Similar for Sale

    • $1,595,000
      9,900 SF

      High-Traffic Building in Central Missoula

      Versatile 9,900 SF building ideal for retail or office.
      939 Stephens Avenue, Missoula, MT 59801
      View Details
    • $1,100,000
      5,000 SF

      Missoula Commercial Warehouse with Fencing

      Commercial warehouse on 1.03 acres with new fencing and asphalt.
      9330 Futurity Drive, Missoula, MT 59808
      View Details
    • $629,000

      Versatile Mixed-Use Commercial Property

      Prime Missoula commercial property with versatile C-14 zoning.
      1521 Cooper Street, Missoula, MT 59802
      View Details
    • $1,050,000

      Prime Hip Strip Commercial Building

      4,200 sq ft commercial building in Missoula's Hip Strip.
      817 S Higgins Avenue, Missoula, MT 59801
      View Details
    • $825,000

      Professional Office Building For Sale

      Professional office building with excellent visibility and flexible space.
      1923 Higgins Avenue, Missoula, MT 59801
      View Details
    • $3,300,000

      Downtown Missoula Bar and Restaurant

      Two established hospitality businesses with liquor and gaming licenses.
      119 & 127 W Alder Street, Missoula, MT 59802
      View Details
    • $525,000

      Prime Commercial Land in Missoula

      Commercial land with high visibility and development potential.
      2400 River Road, Missoula, MT 59801
      View Details
    • $350,000

      South Hills Homesite Opportunity

      0.432-acre homesite with unobstructed mountain views in Missoula.
      6222 Hillview Way, Missoula, MT 59803
      View Details
    • $1,380,000
      4,886 SF

      Modern Triplex in Missoula, MT

      New construction triplex with high-end finishes and strong rental appeal.
      2750 Riata Road, Missoula, MT 59808
      View Details
    • $1,190,000

      Missoula Commercial Land For Sale

      One acre commercial land parcel in Missoula's B3-2 zoning district.
      970 S Reserve Street, Missoula, MT 59801
      View Details
    • $1,500,000

      Missoula Warehouse with Office Space

      Centrally located warehouse with office, yard, and parking.
      101 Trade Street, Missoula, MT 59808
      View Details
    • $550,000

      Missoula Acreage with Development Potential

      6.05 acre parcel near Missoula with development potential.
      Deer Creek Road lot: 4, Missoula, MT 59802
      View Details

    FAQs

    What type of property is this?
    Commercial land - Land with high traffic and development potential in Missoula.
    Where is this commercial land located?
    The property is located at 2400 River Rd Missoula, MT.
    What is the asking price?
    The asking price for this property is $525,000.
    What are key features of this property?
    This property features: Prime real estate location in Montana.; Approximately 400 feet of Reserve Street frontage.; High traffic volume: approximately 40,000 cars per day.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Kevin Bailey
    Kevin Bailey
    Real Estate License ID: RRE-BRO-LIC-54097
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    2400 River Rd, Missoula, MT 59801
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!