Drive-Through Restaurant
For Sale
$1,995,000
3045 N Reserve St, Missoula, MT 59808
Freestanding restaurant property with three drive-through bays, dedicated parking, and C2-4 community commercial zoning.
Property Size3,562 SF
Days on Market193
Property Features for 3045 N Reserve St
General Information
Standard status
Active
Size
3,562 SF
Property subtype
Street Retail
Zoning
C2-4
Site & Location
Drive-Thru
Yes
Traffic Count
33,193 vehicles/day
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Building Details
Building Size
3,562 SF
Year Built
2000
Buildings
1
Listing Agency:
Sterling Commercial Real Estate Advisors
(406) 203-4547
Listed By:
Matt Mellott
(406) 203-4547
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 29
Last Checked: Aug 29 at 3:29PM
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 Sterling Commercial Real Estate Advisors
Investment Insights
Based on property information with market context.
This 2000-built restaurant property is configured for drive-through operations, with three full-service bays and a dedicated parking lot. The site has access to city utilities and carries C2-4 community commercial zoning within Grant Creek Town Center. Banks and financial institutions are not permitted under the stated zoning information.
The property is located at 3045 N Reserve St in Missoula, with frontage along North Reserve Street and approximately ±33,193 daily drivers. West Broadway Street and the Interstate 90 interchange are nearby, along with Costco, Lowe’s, Home Depot, Walmart, Albertsons, REI, and TJ Maxx. The surrounding commercial setting places the building near established retail and restaurant activity.
The property is located at 3045 N Reserve St in Missoula, with frontage along North Reserve Street and approximately ±33,193 daily drivers. West Broadway Street and the Interstate 90 interchange are nearby, along with Costco, Lowe’s, Home Depot, Walmart, Albertsons, REI, and TJ Maxx. The surrounding commercial setting places the building near established retail and restaurant activity.
Key Highlights
- Three full drive‑through bays
- Approximately ±33,193 daily drivers along North Reserve Street
- C2‑4 community commercial zoning within Grant Creek Town Center
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
$71,890
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
3.60%
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%
$1,437,800
$1.4M
Cap Rate 7%
$1,027,000
$1.0M
Cap Rate 9%
$798,778
$798.8K
Market Conditions
NOI Build-Up for 3,562 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
$98.3K $27.60/SF
− Vacancy
−$2.5K −$0.69/SF
EGI
$95.9K $26.91/SF
− OpEx
−$24.0K −$6.73/SF
NOI
$71.9K $20.18/SF
Area
Missoula County, MT
Vacancy
2.50%
Lease Rate
$27.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,437,800
Cap Rate 7%
$1,027,000
Cap Rate 9%
$798,778
Alternative Uses
Best Use
Specialty Retail
$1.03M
$898.6K – $1.20M
NOI $71,890 @ 7.0% cap · market cap 3.60%
Second Best
Retail
$628.3K
$549.8K – $733.1K
NOI $43,984 @ 7.0% cap · market cap 2.20%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
33,193 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,049
Businesses Nearby
788k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 27%
Dining 24%
Apparel 15%
Home Improvements & Furnishings 14%
Costco Wholesale
Superstores
115,181 visits/mo
0.2 miles
Target
Superstores
100,275 visits/mo
0.4 miles
Chick-fil-A
Dining
47,376 visits/mo
0.2 miles
T.J. Maxx
Apparel
41,377 visits/mo
0.2 miles
Murdoch's Ranch & Home Supply
Home Improvements & Furnishings
37,614 visits/mo
0.5 miles
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 Retail 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?
Drive through restaurant - Freestanding restaurant property with three drive-through bays, dedicated parking, and C2-4 community commercial zoning.
Where is this drive through restaurant located?
The property is located at 3045 N Reserve St Missoula, MT.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Three full drive‑through bays; Approximately ±33,193 daily drivers along North Reserve Street; C2‑4 community commercial zoning within Grant Creek Town Center
