Missoula Industrial Facility For
For Sale
$4,500,000
5625 Expressway, Missoula, MT 59808
28,965 SF industrial facility in West Missoula, Montana.
Property Size28,965 SF
Price / SF$155.36
Days on Market136
Property Features for 5625 Expressway
General Information
Standard status
Active
Size
28,965 SF
Property subtype
Industrial
Building Details
Building Size
28,965 SF
Year Built
1995
Listing Agency:
NAI Business Properties
(406) 672-0435
Listed By:
Ethan Kanning · License #RRE-RBS-LIC-45682
Source:
Naiglobal
Added: Apr 7
Changed: Aug 14
Last Checked: Aug 20 at 4:42AM
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 NAI Business Properties
Investment Insights
Based on property information with market context.
This 28,965 square foot industrial facility, constructed in 1995, is located in West Missoula, Montana, less than one mile from Interstate 90. The property is fully sprinkled and features an office space and warehouse layout with racking, grade-level doors, and dock doors, making it suitable for warehouse and distribution operations. The facility includes 3,655 square feet of cold storage, consisting of cooler and freezer space, which can be repurposed to increase the total usable warehouse space from 22,066 square feet up to 25,721 square feet. The property is zoned M1-2 and is strategically located in Missoula.
Key Highlights
- 28,965 SF industrial facility in a strategic Missoula location.
- Located less than a mile from Interstate 90.
- Ideal layout of office space and warehouse facilities with racking.
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
—
—
no second resolved use
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
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 - 28,965 SF industrial facility in West Missoula, Montana.
Where is this warehouse located?
The property is located at 5625 Expressway 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 facility in a strategic Missoula location.; Located less than a mile from Interstate 90.; Ideal layout of office space and warehouse facilities with racking.
