Third-Floor Medical Office
For Sale
$340,000
Pending
2831 Fort Missoula, Missoula, MT 59804
Third-floor condo with elevator access, updated interiors, and four treatment rooms within a campus medical center.
Property Size1,200 SF
Days on Market36
Property Features for 2831 Fort Missoula
General Information
Standard status
Pending
Size
1,200 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,865
Amenities
Garage: Additional Parking
Additional Parking
Listing Agency:
Point 6 Real Estate, LLC
(406) 544-5014
Listed By:
Josh Plum · License #75379
Source:
Clearwaterproperties
Added: Jul 4
Changed: Aug 8
Last Checked: Aug 8 at 9:14AM
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 Point 6 Real Estate, LLC
Investment Insights
Based on property information with market context.
Well maintained 1,200 SF medical or professional condo located on the third floor of Building 2 at the Community Medical Center campus. The elevator-served building provides convenient accessibility and parking.
Inside, the suite features updated interior improvements including new flooring and fresh paint. A remodeled private bathroom is included within the unit, along with shared public restrooms in the building. The functional layout offers a large lobby and reception area, four treatment rooms (three equipped with sinks), and a dedicated break/Lab space.
Ownership is supported by an association that covers building maintenance and utilities, with the exception of electric and internet. The condo setting is designed for medical, wellness, or professional medical support uses within the campus environment.
Inside, the suite features updated interior improvements including new flooring and fresh paint. A remodeled private bathroom is included within the unit, along with shared public restrooms in the building. The functional layout offers a large lobby and reception area, four treatment rooms (three equipped with sinks), and a dedicated break/Lab space.
Ownership is supported by an association that covers building maintenance and utilities, with the exception of electric and internet. The condo setting is designed for medical, wellness, or professional medical support uses within the campus environment.
Key Highlights
- 1,200 SF third‑floor medical/professional condo in Building 2 at the Community Medical Center campus
- Elevator‑served building with additional parking on site for patient/visitor access
- Updated interiors include new flooring and fresh paint throughout
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
$16,239
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
4.78%
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%
$324,780
$324.8K
Cap Rate 7%
$231,986
$232.0K
Cap Rate 9%
$180,433
$180.4K
Market Conditions
NOI Build-Up for 1,200 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
$30.2K $25.20/SF
− Vacancy
−$3.2K −$2.65/SF
EGI
$27.1K $22.55/SF
− OpEx
−$10.8K −$9.02/SF
NOI
$16.2K $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%
$324,780
Cap Rate 7%
$231,986
Cap Rate 9%
$180,433
Alternative Uses
Best Use
Healthcare Medical
$232.0K
$203.0K – $270.7K
NOI $16,239 @ 7.0% cap · market cap 4.78%
Second Best
Office B
$199.8K
$174.8K – $233.1K
NOI $13,986 @ 7.0% cap · market cap 4.11%
Theoretical Best
Specialty Retail
$346.0K
$302.7K – $403.7K
NOI $24,219 @ 7.0% cap · market cap 7.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Third-floor condo with elevator access, updated interiors, and four treatment rooms within a campus medical center.
Where is this medical office space located?
The property is located at 2831 Fort Missoula Missoula, MT.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 1,200 SF third‑floor medical/professional condo in Building 2 at the Community Medical Center campus; Elevator‑served building with additional parking on site for patient/visitor access; Updated interiors include new flooring and fresh paint throughout
