Flex Condominium Unit with Roll-Up
New
For Sale
$879,000
6725 Butler Creek Road #13, Missoula, MT 59808
Commercial flex space combines an insulated warehouse with finished office and restroom areas under M1-2 zoning.
Property Size4,050 SF
Days on Market6
Property Features for 6725 Butler Creek Road #13
General Information
Standard status
Active
Size
4,050 SF
Total Parking Spaces
1
Property subtype
Commercial
Zoning
Commercial, Light Industrial M1-2
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Sprinkler System
Yes
Office Units
14
Building Details
Building Size
4,050 SF
Year Built
2026
Units
13
Construction
steel constructed
Tenancy
Multi
Abandoned
No
Listing Agency:
CENTURY 21 Peak Properties
(406) 239-0105
Listed By:
Shannon Lukes · License #98667
(406) 239-0105
Source:
Missionvalleyproperties
Added: Aug 6
Changed: Aug 9
Last Checked: Aug 11 at 1:29PM
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.
This flex condominium unit is part of a 14-unit mixed-use commercial property at 6725 Butler Creek Road in Missoula. The steel-framed building includes an insulated warehouse, finished office, and restroom. Office improvements include drywall, paint, a T-bar ceiling, carpet tile, exterior window, baseboard heating, and air conditioning. The restroom is planned with FRP wall wainscot and LVT flooring, while the warehouse walls will be drywalled and fir-taped. A manual 12-by-14-foot roll-up canister door provides warehouse access. The unit will also have individual electric and gas meters, along with fire suppression serving both office and warehouse areas.
The property is zoned Commercial, Light Industrial M1-2 and is positioned near the I-90 corridor and Missoula International Airport. Unit sizes across the condominium project range from 1,101 square feet to 4,050 square feet. Construction is identified for 2026, with final finishes and features subject to change from the conceptual plans.
The property is zoned Commercial, Light Industrial M1-2 and is positioned near the I-90 corridor and Missoula International Airport. Unit sizes across the condominium project range from 1,101 square feet to 4,050 square feet. Construction is identified for 2026, with final finishes and features subject to change from the conceptual plans.
Key Highlights
- Part of a 14‑unit mixed‑use commercial condominium property
- Unit sizes range from 1,101 square feet to 4,050 square feet
- Manual 12x14 canister roll‑up door for warehouse access
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
$50,039
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
5.69%
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%
$1,000,780
$1.0M
Cap Rate 7%
$714,843
$714.8K
Cap Rate 9%
$555,989
$556.0K
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
$87.5K $21.60/SF
− Vacancy
−$10.5K −$2.59/SF
EGI
$77.0K $19.01/SF
− OpEx
−$26.9K −$6.65/SF
NOI
$50.0K $12.36/SF
Area
Missoula County, MT
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$1,000,780
Cap Rate 7%
$714,843
Cap Rate 9%
$555,989
Alternative Uses
Best Use
Flex RnD
$714.8K
$625.5K – $834.0K
NOI $50,039 @ 7.0% cap · market cap 5.69%
Second Best
Office B
$674.3K
$590.0K – $786.7K
NOI $47,203 @ 7.0% cap · market cap 5.37%
Theoretical Best
Specialty Retail
$1.17M
$1.02M – $1.36M
NOI $81,739 @ 7.0% cap · market cap 9.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
14
Office units
Multi-tenant
Tenancy
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
89
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial flex space combines an insulated warehouse with finished office and restroom areas under M1-2 zoning.
Where is this flex space located?
The property is located at 6725 Butler Creek Road #13 Missoula, MT.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Part of a 14‑unit mixed‑use commercial condominium property; Unit sizes range from 1,101 square feet to 4,050 square feet; Manual 12x14 canister roll‑up door for warehouse access
