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    Missoula Warehouse with Expansion Potential Title is generated by Realmo AI

    4685 Expressway, Missoula, MT

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    Warehouse with long-term lease, expansion space, and M1R-2 zoning.

    Type:INDUSTRIAL
    Property size:
    21,590 SF
    Lot size:
    5.19 Acres
    Price / SF:
    $145/SF
    Added:
    Jul 25, 2025
    Days on Market:
    302
    Last Refresh:
    Apr 5 at 9:08 pm

    Property Features for 4685 Expressway

    General Information

    Standard status
    Active
    Size
    21,590 SF
    Lot size
    5.19 Acres
    Property subtype
    INDUSTRIAL

    We can help!

    Listing Contact
    Claire Matten, CCIM/SIOR
    Claire Matten, CCIM/SIOR

    Listing agent Claire Matten, CCIM/SIOR License #90048

    Listing office Sterling CRE Advisors

    Listing date Jul 25, 2025

    Source Moodyscre

    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 CRE Advisors

    HighLights

    • Longterm triple net (NNN) lease in place with 3% annual escalations
    • Excess yard space for development or expansion
    • Dynamic M1R‑2 zoning allows for a wide variety of uses
    • Potential rail access; interior loading ramp
    • Four (4) grade level doors, two (2) dock high loading doors
    • Close Proximity to Reserve Street, the Wye, and I‑90

    Overview

    This property features a long-term triple net (NNN) lease with 3% annual escalations. The location offers close proximity to Reserve Street, the Wye, and I-90. The dynamic M1R-2 zoning allows for a wide variety of uses. The warehouse component includes four grade-level doors, two dock-high loading doors, restrooms, a break room, and a mezzanine. The office area comprises four offices, a retail counter, and restrooms. The property also includes excess yard space suitable for development or expansion. Potential rail access is available, along with an interior loading ramp. The property size is 21590 square feet.

    Financial Insights

    Value Estimation Calculated for Warehouse

    Conservative
    $2.12M
    NOI $190,445 @ 9.00% cap · cautious / downside scenario
    Moderate
    $2.72M
    NOI $190,445 @ 7.00% cap · market / base-case scenario
    Aggressive
    $3.81M
    NOI $190,445 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Warehouse

    Component $ $/SF
    Gross rent $238.4k $11.04
    − Vacancy −$14.3k −$0.66
    EGI $224.1k $10.38
    − OpEx −$33.6k −$1.56
    NOI $190.4k $8.82
    21,590 SF · lease $11.04/SF/yr · vacancy 6.00% · expense 15.00%

    Alternative Use Scenarios

    Best Use
    Warehouse
    $2.72M
    $2.38M – $3.17M (±1% cap)
    NOI $190,445 @ 7.0% cap · market cap 6.06%
    Second Best
    Industrial
    $2.24M
    $1.96M – $2.61M (±1% cap)
    NOI $156,837 @ 7.0% cap · market cap 4.99%
    Theoretical Best
    Specialty Retail
    $6.22M
    $5.45M – $7.26M (±1% cap)
    NOI $435,740 @ 7.0% cap · market cap 13.86%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    GTS Interior Supply Big Box & Wholesale Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Pharmacy Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Westview Public Mini-Storage — 3500 Schramm St, Missoula, MT 59808
    • Mvli Properties / Storage, Llc — Biggers Ln, Missoula, MT 59808
    • Pak Rat Mini Storage - Grant Creek — 3655 Old Grant Creek Rd, Missoula, MT 59808
    • Grant Creek Self Storage — 2405 Michael Rd, Missoula, MT 59808

    Location Insight

    • Map
    • Local Demand
    City
    Missoula
    County
    Missoula
    State
    Montana
    Longitude
    -114.063
    Latitude
    46.9136

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    FAQs

    What type of property is this?
    Warehouse - Warehouse with long-term lease, expansion space, and M1R-2 zoning.
    Where is this warehouse located?
    The property is located at 4685 Expressway Missoula, MT.
    What is the asking price?
    The asking price for this property is $3,145,000.
    What are key features of this property?
    This property features: Longterm triple net (NNN) lease in place with **3% annual escalations**; **Excess yard space** for development or expansion; Dynamic M1R‑2 zoning allows for a wide variety of uses
    (406) 360-3102 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Claire Matten, CCIM/SIOR
    Claire Matten, CCIM/SIOR
    Real Estate License ID: 90048
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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