Updated Medical Office
New
For Sale
$275,000
2825 Fort Missoula Road, Missoula, MT 59804
Two exam rooms, a private office, kitchenette, and restroom support clinical operations.
Property Size770 SF
Price / SF$357.14
Days on Market3
Property Features for 2825 Fort Missoula Road
General Information
Standard status
Active
Size
770 SF
Elevators
Yes
Property subtype
Commercial
Zoning
Office, Medical Office Space
Additional Details
Office Units
1
Taxes and HOA fees
Annual Taxes
$2,558
Amenities
common areas
public restrooms
basement storage
Listing Agency:
ERA Lambros Real Estate Missoula
(406) 880-8679
Listed By:
Tory Dailey · License #RRE-BRO-LIC-10074
(406) 880-8679
Source:
Avatarrealtymt
Added: Aug 4
Changed: Aug 5
Last Checked: Aug 6 at 12:03PM
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 ERA Lambros Real Estate Missoula
Investment Insights
Based on property information with market context.
Located at 2825 Fort Missoula Road in Missoula, the Community Medical Building includes an updated medical office suite with approximately 770 square feet of space. The layout features a reception and waiting area, two exam rooms, a private office with valley and mountain views, a private restroom, and a kitchenette.
Building amenities include an elevator, maintained common areas, and public restrooms. The suite also includes dedicated basement storage, adding practical support space for medical office operations.
Building amenities include an elevator, maintained common areas, and public restrooms. The suite also includes dedicated basement storage, adding practical support space for medical office operations.
Key Highlights
- Approximately 770+/-sq. ft. of medical office space
- Reception and waiting area with two exam rooms
- Private office with valley and mountain views
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
$10,420
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
3.79%
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%
$208,400
$208.4K
Cap Rate 7%
$148,857
$148.9K
Cap Rate 9%
$115,778
$115.8K
Market Conditions
NOI Build-Up for 770 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
$19.4K $25.20/SF
− Vacancy
−$2.0K −$2.65/SF
EGI
$17.4K $22.55/SF
− OpEx
−$6.9K −$9.02/SF
NOI
$10.4K $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%
$208,400
Cap Rate 7%
$148,857
Cap Rate 9%
$115,778
Alternative Uses
Best Use
Healthcare Medical
$148.9K
$130.3K – $173.7K
NOI $10,420 @ 7.0% cap · market cap 3.79%
Second Best
Office B
$128.2K
$112.2K – $149.6K
NOI $8,974 @ 7.0% cap · market cap 3.26%
Theoretical Best
Specialty Retail
$222.0K
$194.3K – $259.0K
NOI $15,541 @ 7.0% cap · market cap 5.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
716
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59804, MT
8,193
Population
3,487
Households
2.3
Avg Household Size
47
Median Age
47%
College-Educated
97%
High-School Grad
126.3 sq mi
ZIP Area
65
Density / Sq Mi
$74,877
Median Household Income
$41,975
Median Earnings
$1,138
Median Rent
$507,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Two exam rooms, a private office, kitchenette, and restroom support clinical operations.
Where is this medical office space located?
The property is located at 2825 Fort Missoula Road Missoula, MT.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Approximately 770+/-sq. ft. of medical office space; Reception and waiting area with two exam rooms; Private office with valley and mountain views
