Fenced Flex Property With
For Sale
$1,275,000
Pending
2840 Stockyard, Missoula, MT 59808
Two-building commercial property combines warehouse, shop, office, and showroom areas with paved outdoor operating space.
Property Size7,125 SF
Lot Size0.85 Acres
Days on Market32
Property Features for 2840 Stockyard
General Information
Standard status
Pending
Size
7,125 SF
Lot size
0.85 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Span
Yes
Three-Phase Power
Yes
Taxes and HOA fees
Annual Taxes
$21,054
Amenities
fully paved
chain-link fenced
3-phase power
yard space
Building Details
Year Built
1968
Buildings
2
Building Size
7,125 SF
Listing Agency:
RE/MAX All Stars
(406) 880-7253
Listed By:
Mark McQuirk · License #RRE-BRO-LIC-13234
Source:
Clearwaterproperties
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 31 at 8:27PM
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 RE/MAX All Stars
Investment Insights
Based on property information with market context.
This flex property includes two buildings configured for combined warehouse, shop, office, and showroom functions. The first building pairs rear free-span work space with front office and showroom areas, while the second offers an additional office and warehouse/shop configuration. Both structures date to 1968, and 3-phase power serves the property throughout.
The approximately 0.85-acre site is fully paved and enclosed by chain-link fencing. Outdoor areas can support fleet parking, equipment storage, or staging. The property is located at 2840 Stockyard in Missoula, with access near North Reserve Street and I-90. Its layout supports owner-user operations, expanded commercial use, or separate income configuration as described in the property information.
The approximately 0.85-acre site is fully paved and enclosed by chain-link fencing. Outdoor areas can support fleet parking, equipment storage, or staging. The property is located at 2840 Stockyard in Missoula, with access near North Reserve Street and I-90. Its layout supports owner-user operations, expanded commercial use, or separate income configuration as described in the property information.
Key Highlights
- Approximately 0.85‑acre paved commercial site
- Two buildings with warehouse, shop, office, and showroom areas
- 3‑phase power throughout the property
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
$85,004
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
6.67%
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%
$1,700,080
$1.7M
Cap Rate 7%
$1,214,343
$1.2M
Cap Rate 9%
$944,489
$944.5K
Market Conditions
NOI Build-Up for 6,880 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
$148.6K $21.60/SF
− Vacancy
−$17.8K −$2.59/SF
EGI
$130.8K $19.01/SF
− OpEx
−$45.8K −$6.65/SF
NOI
$85.0K $12.36/SF
Area
Missoula County, MT
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$1,700,080
Cap Rate 7%
$1,214,343
Cap Rate 9%
$944,489
Alternative Uses
Best Use
Flex RnD
$1.21M
$1.06M – $1.42M
NOI $85,004 @ 7.0% cap · market cap 6.67%
Second Best
Office B
$1.15M
$1.00M – $1.34M
NOI $80,186 @ 7.0% cap · market cap 6.29%
Theoretical Best
Specialty Retail
$1.98M
$1.74M – $2.31M
NOI $138,856 @ 7.0% cap · market cap 10.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
661
Businesses Nearby
Balanced
Demand for This Use
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 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?
Flex space - Two-building commercial property combines warehouse, shop, office, and showroom areas with paved outdoor operating space.
Where is this flex space located?
The property is located at 2840 Stockyard Missoula, MT.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: Approximately 0.85‑acre paved commercial site; Two buildings with warehouse, shop, office, and showroom areas; 3‑phase power throughout the property
