Brick Retail Building with Cell
817 S Higgins Avenue Missoula, MT 59801
817 S Higgins Avenue, Missoula, MT, 59801
$1,050,000
For Sale
$1,050,000
SINGLE_FAMILY - Missoula, MT
Property Size4,200 SF
Lot Size0.10 Acres
Price / SF$250
Days on Market93
Property Features for 817 S Higgins Avenue
General Information
- Property type
- Residential
- Property subtype
- Retail
- Zoning
- Commercial
- Interior features
- OpenFloorplan, WiredForData
- Standard status
- Active
- APN
- 04220021407070000
- Lot size
- 0.10 Acres
Taxes and HOA fees
- Tax Year
- 2015
- Tax Description
- KNOWLES ADDITION # 2, S21, T13 N, R19 W, BLOCK 84, Lot 5
- Tax Annual Amount
- 17759
Utilities
- Sewer type
- Public Sewer
- Heating system
- Natural Gas, Forced Air
- Water source
- Public
Building Details
- Year built
- 1905
- Building materials
- Brick
- Roof type
- Rubber
Listing agency
ERA Lambros Real Estate Missoula
(406) 532-9200
Listed by
Adam Hertz · License #RRE-RBS-LIC-24957
(406) 239-1865
Added: Apr 20 Updated: Jul 21 at 4:00AM Checked: Jul 21 at 9:06AM
MLS# 30069149
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.
Located on S Higgins Avenue in Missoula’s Hip Strip, 817 S Higgins is a well-maintained brick commercial building with a primary floor retail area and an additional second-level area not included in the stated total square footage. The interior is described as an open floor plan with 14-foot ceilings, quality finishes, and abundant natural light, supporting a flexible owner-user or single-tenant arrangement as well as a possible multi-tenant configuration.
The property includes storefront frontage on S Higgins Ave with exposure to 21,000+ vehicles per day, according to the listing remarks. A rooftop cellular antenna lease is in place, with annual payments providing supplemental income.
Owner-occupied by Bryant Photography for more than 35 years, the building is positioned within walking distance of Downtown Missoula and Caras Park, and the listing notes a short drive or bike ride to the University of Montana and Washington-Grizzly Stadium.
The property includes storefront frontage on S Higgins Ave with exposure to 21,000+ vehicles per day, according to the listing remarks. A rooftop cellular antenna lease is in place, with annual payments providing supplemental income.
Owner-occupied by Bryant Photography for more than 35 years, the building is positioned within walking distance of Downtown Missoula and Caras Park, and the listing notes a short drive or bike ride to the University of Montana and Washington-Grizzly Stadium.
Key Highlights
- 4,200 SF brick commercial building on S Higgins Ave in the Hip Strip area of Missoula
- 14' ceilings and an open floor plan, plus wired for data for flexible tenant or owner‑user use
- Second‑level area available (not included in total SF) for potential expansion or added utility
Local Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $75.6k | $18.00 |
| − Vacancy | −$1.5k | −$0.36 |
| EGI | $74.1k | $17.64 |
| − OpEx | −$22.2k | −$5.29 |
| NOI | $51.9k | $12.35 |
4,200 SF · lease $18.00/SF/yr · vacancy 2.00% · expense 30.00%
Alternative Uses
Best Use
Retail
$740.9K
$648.3K – $864.4K
NOI $51,862 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.21M
$1.06M – $1.41M
NOI $84,767 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
mike williams photography
Photography Service
Bryant Photographics | Missoula ...
Photography Service
Similar For Sale Nearby
FAQs
What type of property is this?
Storefront property - Brick retail building on Higgins Ave with 14-foot ceilings, flexible open layout, and a rooftop cellular antenna lease.
Where is this storefront property located?
The property is located at 817 S Higgins Avenue Missoula, MT.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 4,200 SF brick commercial building on S Higgins Ave in the Hip Strip area of Missoula; 14' ceilings and an open floor plan, plus wired for data for flexible tenant or owner‑user use; Second‑level area available (not included in total SF) for potential expansion or added utility
