Two-Bedroom
For Sale
$989,000
819 Charlo Street, Missoula, MT 59802
Professionally managed four-unit property with off-street parking, green space, and tenant utility reimbursements.
Property Size3,046 SF
Days on Market466
Property Features for 819 Charlo Street
General Information
Standard status
Active
Size
3,046 SF
Property subtype
Quadruplex
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
Public Transit
Yes
Amenities
off-street parking
green space
Building Details
Building Size
3,046 SF
Year Built
2015
Buildings
1
Tenancy
Multi
Listing Agency:
Catalyst Commercial
(406) 750-0276
Listed By:
Scott Blumfield · License #16312
Source:
Wendybush.kw
Added: May 22, 2025
Changed: Aug 30
Last Checked: Aug 30 at 3:59AM
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 Catalyst Commercial
Investment Insights
Based on property information with market context.
Built in 2015, 819 Charlo Street is a four-unit residential property in Missoula’s Northside. Each residence provides a two-bedroom, one-bathroom layout with approximately 787 sq ft of living space. The building also includes off-street parking and green space.
Professional management is in place, and lease end dates are distributed across March through August 2025. Residents pay a monthly utility reimbursement, which contributes toward property operating expenses. The property is offered as an individual asset from a larger portfolio and is located near downtown Missoula, shopping, and transit.
Professional management is in place, and lease end dates are distributed across March through August 2025. Residents pay a monthly utility reimbursement, which contributes toward property operating expenses. The property is offered as an individual asset from a larger portfolio and is located near downtown Missoula, shopping, and transit.
Key Highlights
- Four residential units, each with a 2‑bedroom, 1‑bathroom layout
- Approximately 787 sq ft of living space per unit
- Built in 2015
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
$32,516
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
3.29%
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%
$650,320
$650.3K
Cap Rate 7%
$464,514
$464.5K
Cap Rate 9%
$361,289
$361.3K
Market Conditions
NOI Build-Up for 3,046 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
$64.3K $21.12/SF
− Vacancy
−$5.2K −$1.71/SF
EGI
$59.1K $19.41/SF
− OpEx
−$26.6K −$8.73/SF
NOI
$32.5K $10.68/SF
Area
Missoula County, MT
Vacancy
8.10%
Lease Rate
$21.12 /SF/Yr
Expense Ratio
45.00%
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%
$650,320
Cap Rate 7%
$464,514
Cap Rate 9%
$361,289
Alternative Uses
Best Use
Apartment 5plus
$464.5K
$406.5K – $541.9K
NOI $32,516 @ 7.0% cap · market cap 3.29%
Second Best
Multifamily LT 5
$435.4K
$381.0K – $508.0K
NOI $30,480 @ 7.0% cap · market cap 3.08%
Theoretical Best
Specialty Retail
$878.2K
$768.5K – $1.02M
NOI $61,476 @ 7.0% cap · market cap 6.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
148
Businesses Nearby
Explore this area
Business Placement
Demographics for 59802, MT
19,892
Population
10,416
Households
1.9
Avg Household Size
37
Median Age
52%
College-Educated
96%
High-School Grad
45.4 sq mi
ZIP Area
438
Density / Sq Mi
$65,054
Median Household Income
$36,541
Median Earnings
$1,021
Median Rent
$420,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Professionally managed four-unit property with off-street parking, green space, and tenant utility reimbursements.
Where is this quadplex located?
The property is located at 819 Charlo Street Missoula, MT.
What is the asking price?
The asking price for this property is $989,000.
What are key features of this property?
This property features: Four residential units, each with a 2‑bedroom, 1‑bathroom layout; Approximately 787 sq ft of living space per unit; Built in 2015
