Warehouse Facility with Cold
For Sale
$4,500,000
5625 Expressway Drive, Missoula, MT 59808
CommercialSale, Missoula, MT
Property Size28,965 SF
Lot Size1.52 Acres
Price / SF$155.36
Days on Market136
Property Features for 5625 Expressway Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
M1-2
Parking
24
Exterior features
Dock
Dock
1
Subdivision
(MI3) MOMONT INDUSTRIAL PARK PHASE 2, LOT 3 Lot: 3
Lot features
Level
Directions
Easy to find location on Expressway Drive. Located near Big Sky Brewing.
Standard status
Active
APN
04219901102230000
Lot size
1.52 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
MOMONT INDUSTRIAL PARK - PHASE 2, LOT 3, S01, T13 N, R20 W, Lot 3A
Tax Annual Amount
24
Legal Description
MOMONT INDUSTRIAL PARK - PHASE 2, LOT 3, S01, T13 N, R20 W, Lot 3A
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1995
Flooring type
Carpet, Concrete
Roof type
Metal
Listing Agency:
Engel & Volkers Western Frontier - Missoula · Engel & Völkers
(406) 926-3322
Listed By:
Andrew Squires · License #RRE-BRO-LIC-88808
(406) 531-9682
Added: Apr 9
Changed: Aug 21
Last Checked: Aug 22 at 4:06AM
MLS# 30068487
Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 28,965-square-foot warehouse property includes a combination of office and industrial areas, concrete and carpet flooring, metal roofing, forced-air heat, and central air conditioning. The facility was constructed in 1995 and is fully sprinklered, with racking, grade-level doors, dock doors, and public water and sewer service. Its 3,655 square feet of cold storage includes cooler and freezer areas, while the remaining warehouse configuration provides 22,066 square feet of useable space and could accommodate expansion to 25,721 square feet by repurposing the temperature-controlled area.
The property occupies 1.52 acres in West Missoula, less than one mile from Interstate 90. A commercial zoning designation is identified in the property record, while the listing remarks separately reference M1-2; those conflicting classifications are not relied upon here.
The property occupies 1.52 acres in West Missoula, less than one mile from Interstate 90. A commercial zoning designation is identified in the property record, while the listing remarks separately reference M1-2; those conflicting classifications are not relied upon here.
Key Highlights
- 28,965 SF industrial building constructed in 1995
- 3,655 SF of cold storage with cooler and freezer areas
- 22,066 SF of useable warehouse space, expandable to 25,721 SF
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
$255,499
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
5.68%
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%
$5,109,980
$5.1M
Cap Rate 7%
$3,649,986
$3.6M
Cap Rate 9%
$2,838,878
$2.8M
Market Conditions
NOI Build-Up for 28,965 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
$319.8K $11.04/SF
− Vacancy
−$19.2K −$0.66/SF
EGI
$300.6K $10.38/SF
− OpEx
−$45.1K −$1.56/SF
NOI
$255.5K $8.82/SF
Area
Missoula County, MT
Vacancy
6.00%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
15.00%
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%
$5,109,980
Cap Rate 7%
$3,649,986
Cap Rate 9%
$2,838,878
Alternative Uses
Best Use
Warehouse
$3.65M
$3.19M – $4.26M
NOI $255,499 @ 7.0% cap · market cap 5.68%
Second Best
Industrial
$3.01M
$2.63M – $3.51M
NOI $210,411 @ 7.0% cap · market cap 4.68%
Theoretical Best
Specialty Retail
$8.35M
$7.31M – $9.74M
NOI $584,586 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Cheap Charley's Mini Storage — 6400 Kestrel Ct, Missoula, MT 59808
- All Star Self Storage — 4645 Harlequin Ct, Missoula, MT 59808
- Mr. T's Self Storage — 5075 Expressway, Missoula, MT 59808
- AutoConcierge — 5744 W Harrier, Missoula, MT 59808
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial building combining office space, warehouse areas, dock access, racking, and temperature-controlled storage.
Where is this warehouse located?
The property is located at 5625 Expressway Drive Missoula, MT.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: 28,965 SF industrial building constructed in 1995; 3,655 SF of cold storage with cooler and freezer areas; 22,066 SF of useable warehouse space, expandable to 25,721 SF
