Remodeled Motel Near
For Sale
$4,275,000
8060 Hwy 10 W, Missoula, MT 59808
Recently remodeled Motel 6 near major transit routes.
Property Size18,010 SF
Price / SF$237.37
Days on Market165
Property Features for 8060 Hwy 10 W
General Information
Standard status
Active
Size
18,010 SF
Zoning
Commercial Center
Building Details
Building Size
18,010 SF
Year Built
1979
Listing Agency:
PureWest Real Estate - Missoula
Listed By:
Devin Khoury · License #RRE-BRO-LIC-14766
(406) 207-8200
Source:
Purewestrealestate
Added: Mar 26
Changed: Sep 5
Last Checked: Sep 5 at 3:33AM
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 PureWest Real Estate - Missoula
Investment Insights
Based on property information with market context.
This recently remodeled Motel 6 is strategically located at the intersection of major highways and interstates, designed to attract travelers and tourists. The property offers updated rooms that provide comfort and functionality. Guests can enjoy mountain and valley views. Its proximity to the airport offers convenient transit options for arrivals and departures. Business travelers benefit from quick access to Missoula International Airport, I-90, Hwy 10, and Hwy 93, as well as easy access to Missoula. The property size is 18,010 square feet. The location provides great revenue and expansion possibilities.
Key Highlights
- Remodeled Motel6 at the crossroads of major traffic arteries
- Convenient location for travelers and tourists
- Proximity to Missoula International Airport
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
$138,587
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
3.24%
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%
$2,771,740
$2.8M
Cap Rate 7%
$1,979,814
$2.0M
Cap Rate 9%
$1,539,856
$1.5M
Market Conditions
NOI Build-Up for 18,010 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
$324.2K $18.00/SF
− Vacancy
−$32.4K −$1.80/SF
EGI
$291.8K $16.20/SF
− OpEx
−$153.2K −$8.51/SF
NOI
$138.6K $7.69/SF
Area
Missoula County, MT
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$2,771,740
Cap Rate 7%
$1,979,814
Cap Rate 9%
$1,539,856
Alternative Uses
Best Use
Hotel Hospitality
$1.98M
$1.73M – $2.31M
NOI $138,587 @ 7.0% cap · market cap 3.24%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.19M
$4.54M – $6.06M
NOI $363,487 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
180
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Big Rig Casino — 8077 U.S. Highway 10 W, Missoula, MT 59808
- Dollar Bill Casino — 8018 US-93, Missoula, MT 59808
- Motel — W Broadway St, Missoula, MT 59808
- Motel 6 Missoula, MT - Wye - Travel Plaza — 8060 U.S. Hwy 93 N, Missoula, MT 59808
- Montana Lil's Casino — 8745 US-93, Missoula, MT 59808
Frequently Asked Questions
What type of property is this?
Motel - Recently remodeled Motel 6 near major transit routes.
Where is this motel located?
The property is located at 8060 Hwy 10 W Missoula, MT.
What is the asking price?
The asking price for this property is $4,275,000.
What are key features of this property?
This property features: Remodeled Motel6 at the crossroads of major traffic arteries; Convenient location for travelers and tourists; Proximity to Missoula International Airport
