Mixed-Use Property with
For Sale
$2,225,000
7890 Thornton Drive, Missoula, MT 59808
CommercialSale, Missoula, MT
Property Size6,272 SF
Lot Size2.76 Acres
Price / SF$354.75
Days on Market254
Property Features for 7890 Thornton Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Take S 3rd St to N Russell St Follow W Broadway St to Thornton Dr in Wye Continue on Thornton Dr to your destination
Standard status
Active
APN
04232528102190000
Lot size
2.76 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
MEADOWLANDS - LOT 5, S28, T14 N, R20 W, Lot 5A
Tax Annual Amount
15867
Legal Description
MEADOWLANDS - LOT 5, S28, T14 N, R20 W, Lot 5A
Amenities
conference rooms
showrooms
deck
kitchen
Building Details
Year built
2001
Listing Agency:
RE/MAX All Stars · RE/MAX International
(406) 542-8644
Listed By:
Mark McQuirk · License #RRE-BRO-LIC-13234
(406) 880-7253
Added: Dec 10, 2025
Changed: Aug 21
Last Checked: Aug 21 at 6:06PM
MLS# 30061608
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.
This 2.76-acre mixed-use property includes a 6,272-square-foot, three-story building completed in 2001. The second level contains five offices or bedrooms, two full bathrooms, a kitchen, and an elevated deck, while the upper floor provides a large open area for storage, office, or mixed residential use. The main level has 12-foot ceilings, an office or showroom with a private bathroom, two connected warehouse areas, and a drive-through shop with two 10' x 18' overhead doors. A separate warehouse entrance leads to another 10' x 18' overhead door. Radiant floor heat serves the warehouses and finished office-living areas, with a 4-ton central AC system and new ducting.
The property is positioned at the Wye intersection of I-90 and Highway 93, with reported I-90 traffic of 35,000 cars per day and proximity to the airport. Site improvements include an 18,000-square-foot paved, fenced parking and storage lot, plus a 30' x 120' frost-protected foundation and concrete slab. The slab has a separate 200-amp panel, well water, connected sewer, and a county-required retention pond. Electrical capacity also includes a 1,200-amp service panel at the front and a separate 200-amp service at the rear.
The property is positioned at the Wye intersection of I-90 and Highway 93, with reported I-90 traffic of 35,000 cars per day and proximity to the airport. Site improvements include an 18,000-square-foot paved, fenced parking and storage lot, plus a 30' x 120' frost-protected foundation and concrete slab. The slab has a separate 200-amp panel, well water, connected sewer, and a county-required retention pond. Electrical capacity also includes a 1,200-amp service panel at the front and a separate 200-amp service at the rear.
Key Highlights
- 2.76‑acre site with a 6,272‑square‑foot, three‑story mixed‑use building
- Five offices or bedrooms, two full bathrooms, kitchen, and elevated deck on the second floor
- Main‑level drive‑through shop with two 10' x 18' overhead doors
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
3
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
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?
Mixed-use property - Three-story improvements combine office, residential, warehouse, and expansion-ready infrastructure.
Where is this mixed-use property 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 site with a 6,272‑square‑foot, three‑story mixed‑use building; Five offices or bedrooms, two full bathrooms, kitchen, and elevated deck on the second floor; Main‑level drive‑through shop with two 10' x 18' overhead doors
