Four-Unit Flex
New
For Sale
$1,725,000
6950 Train Bridge Loop, Missoula, MT 59808
CommercialSale, Missoula, MT
Property Size10,000 SF
Lot Size1.03 Acres
Price / SF$172.50
Days on Market5
Property Features for 6950 Train Bridge Loop
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Industrial - Light
Zoning description
C-I1
Lot features
Level
Directions
From Missoula International Airport. Continue on Hwy 10 W past the airport for 2.5 miles. Turn left onto Futurity Dr. In .2 miles turn right onto Train Bridge Loop.
Standard status
Active
APN
04232528403040000
Lot size
1.03 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
MISSOULA INDUSTRIAL PARK, S28, T14 N, R20 W, BLOCK 4, Lot 13A
Tax Annual Amount
14667
Legal Description
MISSOULA INDUSTRIAL PARK, S28, T14 N, R20 W, BLOCK 4, Lot 13A
Utilities
Sewer type
Public Sewer
Water source
Well
Building Details
Year built
2018
Number of units
4
Listing Agency:
ERA Lambros Real Estate Missoula · ERA Real Estate
(406) 532-9200
Listed By:
Jamie Lynn Miller · License #RRE-BRO-LIC-119315
(406) 240-3835
Added: Sep 4
Changed: Sep 7
Last Checked: Sep 8 at 2:06AM
MLS# 30077776
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.
Built in 2018, this 10,000-square-foot flex property contains four separate 2,500-square-foot units. Each unit has a 12-foot overhead door, shop and warehouse space, and a private bathroom, providing a practical configuration for industrial operations, storage, and related commercial activities. The property is zoned Industrial - Light and includes ample parking, equipment and vehicle access, and outdoor storage capacity across approximately 1.03 acres.
Three units are leased, while the owner occupies the fourth, creating a mix of current occupancy and future flexibility. The property is located near Missoula Airport and major transportation routes within Missoula Development Park, an established commercial area with surrounding businesses. Water is supplied by a well, and the property is served by public sewer.
Three units are leased, while the owner occupies the fourth, creating a mix of current occupancy and future flexibility. The property is located near Missoula Airport and major transportation routes within Missoula Development Park, an established commercial area with surrounding businesses. Water is supplied by a well, and the property is served by public sewer.
Key Highlights
- 10,000‑square‑foot building divided into four 2,500‑square‑foot units
- Each unit includes a 12‑foot overhead door and private bathroom
- Three units leased; owner occupies the remaining unit
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
$123,552
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
7.16%
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%
$2,471,040
$2.5M
Cap Rate 7%
$1,765,029
$1.8M
Cap Rate 9%
$1,372,800
$1.4M
Market Conditions
NOI Build-Up for 10,000 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
$216.0K $21.60/SF
− Vacancy
−$25.9K −$2.59/SF
EGI
$190.1K $19.01/SF
− OpEx
−$66.5K −$6.65/SF
NOI
$123.6K $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%
$2,471,040
Cap Rate 7%
$1,765,029
Cap Rate 9%
$1,372,800
Alternative Uses
Best Use
Flex RnD
$1.77M
$1.54M – $2.06M
NOI $123,552 @ 7.0% cap · market cap 7.16%
Second Best
Warehouse
$1.26M
$1.10M – $1.47M
NOI $88,210 @ 7.0% cap · market cap 5.11%
Theoretical Best
Specialty Retail
$2.88M
$2.52M – $3.36M
NOI $201,825 @ 7.0% cap · market cap 11.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
132
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
- A Beverage Catering — 7995 Laflesch Ln, Missoula, MT 59808
Frequently Asked Questions
What type of property is this?
Flex space - Light-industrial property near Missoula Airport with divisible shop, warehouse, and office-support functionality.
Where is this flex space located?
The property is located at 6950 Train Bridge Loop Missoula, MT.
What is the asking price?
The asking price for this property is $1,725,000.
What are key features of this property?
This property features: 10,000‑square‑foot building divided into four 2,500‑square‑foot units; Each unit includes a 12‑foot overhead door and private bathroom; Three units leased; owner occupies the remaining unit
