Building Details

Year Built 1982

Buildings 1

Listing Agency: Real Broker, LLC

Listed By: Diana Filkins · License #RRE-RBS-LIC-109423 Show Phone

Source: Clearwaterproperties

Added: Sep 5 Changed: Oct 6 Last Checked: Oct 5 at 7:10PM

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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 Real Broker, LLC

Investment Insights

Based on property information with market context.

This 3,978-square-foot duplex, built in 1982, includes an upper residence with 3 bedrooms and 1 bathroom and a lower residence with 2 bedrooms and 1 bathroom. Both units feature open layouts, bathroom laundry hookups, tub-and-shower combinations, double-pane windows installed approximately 6 years ago, and gas baseboard heat. The lower unit received a substantial remodel in 2020. Cedar siding, a shingle roof replaced approximately 10 years ago, and a 3-car garage add practical value, while the long driveway provides additional parking and storage.

The property occupies 1 acre at 3700 Rattlesnake in Missoula’s Upper Rattlesnake neighborhood. Mature trees and wildlife create a wooded setting, with mountain views extending east and a private tree-lined backdrop to the west. The two-unit configuration supports owner occupancy, multigenerational use, guest accommodation, or rental use as described for the property.

Key Highlights

• Two‑unit property on 1 acre in Missoula’s Upper Rattlesnake neighborhood
• Upper unit has 3 bedrooms and 1 bathroom; lower unit has 2 bedrooms and 1 bathroom
• Lower unit received a major remodel in 2020

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$42,466

Cap Rate

4.59%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$849,320 $849.3K

Cap Rate 7%

$606,657 $606.7K

Cap Rate 9%

$471,844 $471.8K

Market Conditions

NOI Build-Up for 3,978 SF

Gross rent

$84.0K $21.12/SF

− Vacancy

−$6.8K −$1.71/SF

EGI

$77.2K $19.41/SF

− OpEx

−$34.7K −$8.73/SF

NOI

$42.5K $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 Rate 5%

$849,320

Cap Rate 7%

$606,657

Cap Rate 9%

$471,844

Alternative Uses

Best Use

Apartment 5plus

$606.7K

$530.8K – $707.8K (±1% cap)

NOI $42,466 @ 7.0% cap · market cap 4.59%

Second Best

Multifamily LT 5

$568.7K

$497.6K – $663.4K (±1% cap)

NOI $39,806 @ 7.0% cap · market cap 4.30%

Theoretical Best

Specialty Retail

$1.15M

$1.00M – $1.34M (±1% cap)

NOI $80,286 @ 7.0% cap · market cap 8.68%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Law Firm Building Supply Restaurant Electrical Service Computer & Electronic Repair

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

58

Businesses Nearby

Explore this area Business Placement

Demographics for 59802, MT

19,892

Population

10,416

Households

1.9

Avg Household Size

37

Median Age

52%

College-Educated

96%

High-School Grad

45.4 sq mi

ZIP Area

438

Density / Sq Mi

$65,054

Median Household Income

$36,541

Median Earnings

$1,021

Median Rent

$420,200

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two separate residences offer flexible occupancy options, private outdoor surroundings, and substantial parking and storage capacity.

Where is this duplex located?

The property is located at 3700 Rattlesnake Missoula, MT.

What is the asking price?

The asking price for this property is $925,000.

What are key features of this property?

This property features: Two‑unit property on 1 acre in Missoula’s Upper Rattlesnake neighborhood; Upper unit has 3 bedrooms and 1 bathroom; lower unit has 2 bedrooms and 1 bathroom; Lower unit received a major remodel in 2020