Missoula Warehouse Condominium
For Sale
$549,000
4-6725 Butler Creek Rd, Missoula, MT 59808
14 flexible warehouse condominium units available in Missoula, Montana.
Property Size4,050 SF
Price / SF$135.56
Days on Market434
Property Features for 4-6725 Butler Creek Rd
General Information
Standard status
Active
Size
4,050 SF
Listing Agency:
CENTURY 21 Peak Properties
(406) 239-0105
Listed By:
Shannon Lukes · License #98667
(406) 239-0105
Source:
Exprealty
Added: Jun 20, 2025
Changed: Aug 21
Last Checked: Aug 26 at 11:23AM
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 CENTURY 21 Peak Properties
Investment Insights
Based on property information with market context.
Discover Winston Place Condominiums, a 14-unit mixed-use condo property located on Butler Creek Road in Missoula, MT. These steel-constructed buildings offer units ranging in size from 1,101 square feet to 4,050 square feet. Each unit includes an interior office and restroom. The offices are insulated, drywalled, and painted, featuring one window to the exterior, a T-bar ceiling, baseboard, and carpet tiles. Bathrooms will have a 4' FRP wainscot and LVT on the floor. Each unit is equipped with heat and air conditioning in the office and bathroom. The warehouse walls are insulated, drywalled, and fire-taped. Each unit features a manual roll-up 12x14 canister door, individual electric meters, and separate gas meters. Fire suppression is installed in the office and warehouse of each unit. These warehouse condominium units offer easy access to the I-90 corridor and the Missoula International Airport. Owning a business condominium provides control over your business environment and eliminates concerns about rent increases or lease terminations. These units are likely to appreciate over time and offer potential rental income if leased out to businesses. Conceptual drawing, final finishes and features may vary upon completion. Summer move-in.
Key Highlights
- Rare opportunity to own a flexible warehouse condominium unit in Missoula, Montana.
- Units range from 1,101 to 4,050 square feet, accommodating various business needs.
- Strategic location with easy access to I‑90 and Missoula International Airport.
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
$47,203
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
8.60%
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%
$944,060
$944.1K
Cap Rate 7%
$674,329
$674.3K
Cap Rate 9%
$524,478
$524.5K
Market Conditions
NOI Build-Up for 4,050 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
$85.1K $21.00/SF
− Vacancy
−$22.1K −$5.46/SF
EGI
$62.9K $15.54/SF
− OpEx
−$15.7K −$3.89/SF
NOI
$47.2K $11.66/SF
Area
Missoula County, MT
Vacancy
26.00%
Lease Rate
$21.00 /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%
$944,060
Cap Rate 7%
$674,329
Cap Rate 9%
$524,478
Alternative Uses
Best Use
Office B
$674.3K
$590.0K – $786.7K
NOI $47,203 @ 7.0% cap · market cap 8.60%
Second Best
Warehouse
$510.4K
$446.6K – $595.4K
NOI $35,725 @ 7.0% cap · market cap 6.51%
Theoretical Best
Specialty Retail
$1.17M
$1.02M – $1.36M
NOI $81,739 @ 7.0% cap · market cap 14.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 14 flexible warehouse condominium units available in Missoula, Montana.
Where is this mixed-use property located?
The property is located at 4-6725 Butler Creek Rd Missoula, MT.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Rare opportunity to own a flexible warehouse condominium unit in Missoula, Montana.; Units range from 1,101 to 4,050 square feet, accommodating various business needs.; Strategic location with easy access to I‑90 and Missoula International Airport.
