Third-Floor Medical Office
For Sale
$340,000
Pending
2831 Fort Missoula Road #304, Missoula, MT 59804
Third-floor medical or professional condo includes a reception area, four treatment rooms, and a remodeled private bathroom.
Property Size1,200 SF
Days on Market60
Property Features for 2831 Fort Missoula Road #304
General Information
Standard status
Pending
Size
1,200 SF
Property subtype
Commercial
Zoning
U-MU2
Taxes and HOA fees
Annual Taxes
$3,865
Building Details
Units
1
Listing Agency:
Point 6 Real Estate, LLC
Listed By:
Josh Plum · License #75379
(406) 544-5014
Source:
Avatarrealtymt
Added: Jul 11
Changed: Aug 23
Last Checked: Aug 8 at 5:20AM
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 within the Community Medical Center campus. The elevator-served building offers convenient access and on-site parking. Inside, the suite features updated finishes with new flooring and fresh paint throughout, along with a remodeled private bathroom in suite. The layout includes a large lobby and reception area, four treatment rooms (three equipped with sinks), and a dedicated break/Lab space. Shared public restrooms are available within the building.
Ownership is supported by a condo association that covers all building maintenance and utilities, with the exception of electric and internet, creating a simplified structure for the unit.
The unit’s functional configuration and dedicated treatment and support spaces make it well suited for medical, wellness, or professional medical support use within a campus setting.
Ownership is supported by a condo association that covers all building maintenance and utilities, with the exception of electric and internet, creating a simplified structure for the unit.
The unit’s functional configuration and dedicated treatment and support spaces make it well suited for medical, wellness, or professional medical support use within a campus setting.
Key Highlights
- 1,200 SF third‑floor medical/professional condo in Building 2 at the Community Medical Center campus
- Includes large lobby and reception area plus four treatment rooms (three with sinks)
- Dedicated break/Lab space and a remodeled private bathroom in suite
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,045
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 - Third-floor medical or professional condo includes a reception area, four treatment rooms, and a remodeled private bathroom.
Where is this medical office space located?
The property is located at 2831 Fort Missoula Road #304 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; Includes large lobby and reception area plus four treatment rooms (three with sinks); Dedicated break/Lab space and a remodeled private bathroom in suite
