Cross-Dock Distribution
For Sale
Contact for pricing
2602 Industry St, Missoula, MT 59808
Industrial facility with multiple loading points, a paved yard, office space, and secured site features.
Property Size3,800 SF
Lot Size1.09 Acres
Price / SF$250
Days on Market13
Property Features for 2602 Industry St
General Information
Standard status
Active
Size
3,800 SF
Lot size
1.09 Acres
Property subtype
INDUSTRIAL
Warehouse & Industrial
Office Build-Out
700 SF
Dock-High Doors
10
Loading
Cross-Dock
Additional Details
Fenced Yard
Yes
Building Details
Buildings
1
Building Size
3,800 SF
Listing Agency:
Sterling CRE Advisors
(406) 203-3950
Listed By:
Matt Mellott CCIM, SIOR
(406) 203-3950
Source:
Moodyscre
Added: Jul 30
Changed: Aug 2
Last Checked: Aug 10 at 6:18AM
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 Sterling CRE Advisors
Investment Insights
Based on property information with market context.
Located at 2602 Industry St in Missoula, Montana, this ±3,800-square-foot distribution center occupies an approximately ±47,480-square-foot site. The cross-dock layout is supported by ten dock-high loading doors and one loading ramp, creating a configuration suited to warehouse and freight-handling operations.
Approximately ±700 square feet is dedicated to office space, with an ancillary office trailer providing additional administrative capacity. Site improvements include an asphalt-paved yard, partial perimeter fencing, and building-mounted exterior lighting.
Approximately ±700 square feet is dedicated to office space, with an ancillary office trailer providing additional administrative capacity. Site improvements include an asphalt-paved yard, partial perimeter fencing, and building-mounted exterior lighting.
Key Highlights
- ±3,800 square feet of cross‑dock industrial space
- Approximately ±47,480‑square‑foot site
- Ten dock‑high loading doors and one loading ramp
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
$33,520
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
3.53%
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%
$670,400
$670.4K
Cap Rate 7%
$478,857
$478.9K
Cap Rate 9%
$372,444
$372.4K
Market Conditions
NOI Build-Up for 3,800 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
$42.0K $11.04/SF
− Vacancy
−$2.5K −$0.66/SF
EGI
$39.4K $10.38/SF
− OpEx
−$5.9K −$1.56/SF
NOI
$33.5K $8.82/SF
Area
Missoula County, MT
Vacancy
6.00%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
15.00%
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%
$670,400
Cap Rate 7%
$478,857
Cap Rate 9%
$372,444
Alternative Uses
Best Use
Warehouse
$478.9K
$419.0K – $558.7K
NOI $33,520 @ 7.0% cap · market cap 3.53%
Second Best
Industrial
$394.3K
$345.1K – $460.1K
NOI $27,604 @ 7.0% cap · market cap 2.91%
Theoretical Best
Specialty Retail
$1.10M
$958.7K – $1.28M
NOI $76,694 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Dock-high doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
748
Businesses Nearby
Explore this area
Business Placement
Demographics for 59808, MT
21,546
Population
9,938
Households
2.2
Avg Household Size
38
Median Age
40%
College-Educated
97%
High-School Grad
157.1 sq mi
ZIP Area
137
Density / Sq Mi
$76,795
Median Household Income
$39,324
Median Earnings
$1,236
Median Rent
$419,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution center - Industrial facility with multiple loading points, a paved yard, office space, and secured site features.
Where is this distribution center located?
The property is located at 2602 Industry St Missoula, MT.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: ±3,800 square feet of cross‑dock industrial space; Approximately ±47,480‑square‑foot site; Ten dock‑high loading doors and one loading ramp
