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2501 S Russell Street, Missoula, MT 59801
High-exposure Missoula property with strong income and development potential.
Property Size11,600 SF
Lot Size0.50 Acres
Price / SF$154.74
Days on Market1054
Property Features for 2501 S Russell Street
General Information
Standard status
Active
Size
11,600 SF
Class
C
Lot size
0.50 Acres
Property subtype
Mixed Use
Net Operating Income
$163,800
Building Details
Year Built
1953
Units
1
Listing Agency:
SVN PureWest Commercial Real Estate.
(406) 207-8200
Listed By:
Devin Khoury · License #RRE-BRO-LIC-14766
Source:
Crexi
Added: Sep 23, 2023
Changed: Aug 8
Last Checked: Aug 10 at 3:34PM
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 SVN PureWest Commercial Real Estate.
Investment Insights
Based on property information with market context.
Located at the intersection of Brooks and Russell in Missoula, this property offers Class A exposure. The property, situated at 2501 S Russell Street and 2400 Brooks St, includes the Pruyn Veterinary Clinic and the Point Vitamin shop. The buildings generate approximately $19,000 per month in net rents. The location benefits from high traffic, with almost 50,000 cars per day passing through the intersection. The property consists of approximately 11,600 square feet of building space on over 1/2 an acre, divided between two separate legal parcels. The owner is open to selling each parcel separately.
Key Highlights
- High‑traffic location at the intersection of Brooks and Russell with approximately 50,000 cars/day.
- Generates approximately $19,000/month in net rents.
- Consists of two established businesses: Pruyn Veterinary Clinic and Point Vitamin shop.
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
$156,976
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
8.75%
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%
$3,139,520
$3.1M
Cap Rate 7%
$2,242,514
$2.2M
Cap Rate 9%
$1,744,178
$1.7M
Market Conditions
NOI Build-Up for 11,600 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
$292.3K $25.20/SF
− Vacancy
−$30.7K −$2.65/SF
EGI
$261.6K $22.55/SF
− OpEx
−$104.7K −$9.02/SF
NOI
$157.0K $13.53/SF
Area
Missoula County, MT
Vacancy
10.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$3,139,520
Cap Rate 7%
$2,242,514
Cap Rate 9%
$1,744,178
Alternative Uses
Best Use
Healthcare Medical
$2.24M
$1.96M – $2.62M
NOI $156,976 @ 7.0% cap · market cap 8.75%
Second Best
Retail
$2.05M
$1.79M – $2.39M
NOI $143,237 @ 7.0% cap · market cap 7.98%
Theoretical Best
Specialty Retail
$3.34M
$2.93M – $3.90M
NOI $234,117 @ 7.0% cap · market cap 13.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,771
Businesses Nearby
321k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 49%
Dining 20%
Apparel 11%
Leisure 9%
Hobby Lobby
Shops & Services
46,562 visits/mo
0.4 miles
Dillard's
Apparel
36,798 visits/mo
0.4 miles
AMC Dine-In Southgate 9
Leisure
29,686 visits/mo
0.5 miles
Albertsons
Groceries
29,181 visits/mo
0.2 miles
Wendy's
Dining
28,108 visits/mo
0.5 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - High-exposure Missoula property with strong income and development potential.
Where is this mixed-use property located?
The property is located at 2501 S Russell Street Missoula, MT.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: High‑traffic location at the intersection of Brooks and Russell with approximately 50,000 cars/day.; Generates approximately $19,000/month in net rents.; Consists of two established businesses: Pruyn Veterinary Clinic and Point Vitamin shop.
