Three-Story Flex Building with
New
For Sale
$2,225,000
7890 Thornton Drive, Missoula, MT 59808
Mixed-use configuration combines offices, warehouse areas, and a drive-through shop with updated interior finishes.
Property Size5,376 SF
Lot Size2.76 Acres
Price / SF$354.75
Days on Market2
Property Features for 7890 Thornton Drive
General Information
Standard status
Active
Size
5,376 SF
Lot size
2.76 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
12 ft
Drive-In Doors
2
Voltage
220 V
Additional Details
Office Units
6
Taxes and HOA fees
Annual Taxes
$15,867
Amenities
conference rooms
Building Details
Building Size
5,376 SF
Year Built
2001
Buildings
1
Stories
3
Listing Agency:
RE/MAX All Stars
(406) 880-7253
Listed By:
Mark McQuirk · License #RRE-BRO-LIC-13234
(406) 880-7253
Source:
Avatarrealtymt
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 4:58AM
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 RE/MAX All Stars
Investment Insights
Based on property information with market context.
This 6,272-square-foot, three-story flex property sits on 2.76 acres and combines office, warehouse, and mixed-use space. The main level includes 12-foot ceilings, an oversized office or showroom, two warehouses, a private office bathroom, and a drive-through shop with two 10' x 18' overhead doors. A connected warehouse has its own entrance and overhead door. The second floor contains five offices or bedrooms, two full bathrooms, a kitchen, and an elevated deck, while the open third floor provides additional storage or potential office and residential space. Interior improvements include new flooring, paint, cabinetry, sinks, vanities, doors, decorative concrete flooring, and ducting.
The property is positioned at the Wye intersection of I-90 and Highway 93, with a stated traffic count of 35,000 cars per day on I-90 and proximity to the airport. It also includes an 18,000-square-foot paved, fenced parking and storage lot. A 30' x 120' frost-protected foundation and concrete slab is in place with 200-amp power, well water, connected sewer, and a retention pond. The building has radiant floor heat, 4-ton central AC, and 220 power throughout.
The property is positioned at the Wye intersection of I-90 and Highway 93, with a stated traffic count of 35,000 cars per day on I-90 and proximity to the airport. It also includes an 18,000-square-foot paved, fenced parking and storage lot. A 30' x 120' frost-protected foundation and concrete slab is in place with 200-amp power, well water, connected sewer, and a retention pond. The building has radiant floor heat, 4-ton central AC, and 220 power throughout.
Key Highlights
- 2.76‑acre property with a 6,272 sq. ft. three‑story flex building
- At the Wye intersection of I‑90 and Highway 93; I‑90 traffic count is 35,000 cars per day
- Main floor has 12' ceilings, an oversized office/showroom, and two warehouses
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
$77,492
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
3.48%
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%
$1,549,840
$1.5M
Cap Rate 7%
$1,107,029
$1.1M
Cap Rate 9%
$861,022
$861.0K
Market Conditions
NOI Build-Up for 6,272 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
$135.5K $21.60/SF
− Vacancy
−$16.3K −$2.59/SF
EGI
$119.2K $19.01/SF
− OpEx
−$41.7K −$6.65/SF
NOI
$77.5K $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%
$1,549,840
Cap Rate 7%
$1,107,029
Cap Rate 9%
$861,022
Alternative Uses
Best Use
Flex RnD
$1.11M
$968.7K – $1.29M
NOI $77,492 @ 7.0% cap · market cap 3.48%
Second Best
Office B
$1.04M
$913.8K – $1.22M
NOI $73,100 @ 7.0% cap · market cap 3.29%
Theoretical Best
Specialty Retail
$1.81M
$1.58M – $2.11M
NOI $126,585 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
2
Drive-in doors
6
Office units
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
167
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 - Mixed-use configuration combines offices, warehouse areas, and a drive-through shop with updated interior finishes.
Where is this flex space located?
The property is located at 7890 Thornton Drive Missoula, MT.
What is the asking price?
The asking price for this property is $2,225,000.
What are key features of this property?
This property features: 2.76‑acre property with a 6,272 sq. ft. three‑story flex building; At the Wye intersection of I‑90 and Highway 93; I‑90 traffic count is 35,000 cars per day; Main floor has 12' ceilings, an oversized office/showroom, and two warehouses
