Two-Home Assisted Living
New
For Sale
$3,199,000
3000 St Thomas Drive, Missoula, MT 59803
Licensed assisted living operation with two residential homes in Missoula’s South Hills.
Property Size9,556 SF
Days on Market3
Property Features for 3000 St Thomas Drive
General Information
Standard status
Active
Size
9,556 SF
Property subtype
Commercial
Zoning
Residential, Residential
Financials
Asking Price
$3,375,000
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$20,788
Building Details
Building Size
9,556 SF
Year Built
1998
Buildings
2
Units
2
Listing Agency:
PureWest Real Estate - Missoula
(406) 207-8200
Listed By:
Devin Khoury · License #RRE-BRO-LIC-14766
(406) 207-8200
Source:
Missionvalleyproperties
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 10 at 12:13PM
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 PureWest Real Estate - Missoula
Investment Insights
Based on property information with market context.
This assisted living facility includes two residential homes at 3000 St. Thomas Drive and 3677 Brandon Way in Missoula. Both homes are licensed for assisted living and were built in 1998, providing a residential setting for residents. The operation includes documented procedures, vendor relationships, quality-control systems, and staff-retention practices, with the current owner available to support transition.
The properties are situated in Missoula’s South Hills near hospitals, shopping, public services, and transit routes. The offering combines an operating assisted living business with the underlying residential real estate, creating a two-home care setting within an established neighborhood environment. Zoning is identified as Residential.
The properties are situated in Missoula’s South Hills near hospitals, shopping, public services, and transit routes. The offering combines an operating assisted living business with the underlying residential real estate, creating a two-home care setting within an established neighborhood environment. Zoning is identified as Residential.
Key Highlights
- Two residential homes included at 3000 St. Thomas Drive and 3677 Brandon Way
- Both properties are licensed for assisted living
- Homes were built in 1998
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
$102,011
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
3.19%
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%
$2,040,220
$2.0M
Cap Rate 7%
$1,457,300
$1.5M
Cap Rate 9%
$1,133,456
$1.1M
Market Conditions
NOI Build-Up for 9,556 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
$201.8K $21.12/SF
− Vacancy
−$16.3K −$1.71/SF
EGI
$185.5K $19.41/SF
− OpEx
−$83.5K −$8.73/SF
NOI
$102.0K $10.68/SF
Area
Missoula County, MT
Vacancy
8.10%
Lease Rate
$21.12 /SF/Yr
Expense Ratio
45.00%
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%
$2,040,220
Cap Rate 7%
$1,457,300
Cap Rate 9%
$1,133,456
Alternative Uses
Best Use
Apartment 5plus
$1.46M
$1.28M – $1.70M
NOI $102,011 @ 7.0% cap · market cap 3.19%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.76M
$2.41M – $3.21M
NOI $192,864 @ 7.0% cap · market cap 6.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59803, MT
17,203
Population
6,813
Households
2.5
Avg Household Size
40
Median Age
53%
College-Educated
97%
High-School Grad
97.0 sq mi
ZIP Area
177
Density / Sq Mi
$108,992
Median Household Income
$49,831
Median Earnings
$1,194
Median Rent
$492,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed assisted living operation with two residential homes in Missoula’s South Hills.
Where is this assisted living facility located?
The property is located at 3000 St Thomas Drive Missoula, MT.
What is the asking price?
The asking price for this property is $3,199,000.
What are key features of this property?
This property features: Two residential homes included at 3000 St. Thomas Drive and 3677 Brandon Way; Both properties are licensed for assisted living; Homes were built in 1998
