Remodeled Coffee Shop with
For Sale
$765,000
Pending
600 South Avenue W, Missoula, MT 59801
Remodeled café space includes a customer-facing kitchen, patio, offices, and rear storage.
Property Size1,441 SF
Days on Market152
Property Features for 600 South Avenue W
General Information
Standard status
Pending
Size
1,441 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$10,819
Building Details
Year Built
1957
Listing Agency:
ERA Lambros Real Estate Missoula
Listed By:
Julie Gardner · License #RRE-RBS-LIC-15881
(406) 532-9233
Source:
Clearwaterproperties
Added: Apr 4
Changed: Aug 30
Last Checked: Aug 30 at 9:37PM
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 ERA Lambros Real Estate Missoula
Investment Insights
Based on property information with market context.
This 1,441-square-foot coffee shop occupies a 1957 building that has been remodeled with extensive glazing, a raised front roofline, and a mid-century design character. The customer area features penny tile flooring, colorful accents, matte brass details, and a kitchen arranged within the main space. Rear storage and offices support daily operations, while a café window connects the interior with the outdoor patio.
The property at 600 South Avenue W is positioned near homes, schools, and parks, with pedestrian and bicycle access from the surrounding neighborhood. The patio offers views of Mt. Sentinel, and the lot measures over 7,000 square feet, leaving additional area behind the building for outdoor space or other uses. Furniture, fixtures, and equipment are excluded from the sale but may be negotiated separately.
The property at 600 South Avenue W is positioned near homes, schools, and parks, with pedestrian and bicycle access from the surrounding neighborhood. The patio offers views of Mt. Sentinel, and the lot measures over 7,000 square feet, leaving additional area behind the building for outdoor space or other uses. Furniture, fixtures, and equipment are excluded from the sale but may be negotiated separately.
Key Highlights
- 1,441‑square‑foot coffee shop building
- Remodeled 1957 building with mid‑century design elements
- Outdoor patio with views of Mt. Sentinel
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
$29,083
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
3.80%
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%
$581,660
$581.7K
Cap Rate 7%
$415,471
$415.5K
Cap Rate 9%
$323,144
$323.1K
Market Conditions
NOI Build-Up for 1,441 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
$39.8K $27.60/SF
− Vacancy
−$994 −$0.69/SF
EGI
$38.8K $26.91/SF
− OpEx
−$9.7K −$6.73/SF
NOI
$29.1K $20.18/SF
Area
Missoula County, MT
Vacancy
2.50%
Lease Rate
$27.60 /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%
$581,660
Cap Rate 7%
$415,471
Cap Rate 9%
$323,144
Alternative Uses
Best Use
Specialty Retail
$415.5K
$363.5K – $484.7K
NOI $29,083 @ 7.0% cap · market cap 3.80%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
299
Businesses Nearby
12k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Conoco
Shops & Services
11,800 visits/mo
0.5 miles
Demographics for 59801, MT
30,629
Population
15,814
Households
1.9
Avg Household Size
34
Median Age
51%
College-Educated
97%
High-School Grad
7.7 sq mi
ZIP Area
3,978
Density / Sq Mi
$55,022
Median Household Income
$34,320
Median Earnings
$1,086
Median Rent
$393,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Cambie Taphouse + Coffee — 2413 S Higgins Ave, Missoula, MT 59801
- Caffe Gita — 2000 s higgins ave, missoula, mt 59801
- Grizzly Grocery — 447 Hill St, Missoula, MT 59801
- Think Tank Coffee Shop — Above Urey, Chemistry Building, 32 Campus Dr Lecture Hall, Missoula, MT 59812
Frequently Asked Questions
What type of property is this?
Coffee shop - Remodeled café space includes a customer-facing kitchen, patio, offices, and rear storage.
Where is this coffee shop located?
The property is located at 600 South Avenue W Missoula, MT.
What is the asking price?
The asking price for this property is $765,000.
What are key features of this property?
This property features: 1,441‑square‑foot coffee shop building; Remodeled 1957 building with mid‑century design elements; Outdoor patio with views of Mt. Sentinel
