Missoula Manufacturing and Warehouse
For Sale
Contact for pricing
1001 S 3rd St W, Missoula, MT 59801
46,500 sq ft manufacturing, warehouse, and office space on 1.7 acres.
Property Size46,584 SF
Lot Size1.70 Acres
Price / SF$139.53
Days on Market1045
Property Features for 1001 S 3rd St W
General Information
Standard status
Active
Size
46,584 SF
Lot size
1.70 Acres
Property subtype
Industrial
Zoning
M1R
Investment Type
Owner/User
Building Details
Year Built
1968
Year Renovated
2001
Buildings
1
Stories
1
Listing Agency:
NAI Crowley Moore
Listed By:
Jeff Moore · License #RRE-BRO-LIC-9403
Source:
Crexi
Added: Oct 27, 2023
Changed: Aug 24
Last Checked: Sep 2 at 11:35AM
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 NAI Crowley Moore
Investment Insights
Based on property information with market context.
Located in Missoula, this approximately 46,500 sq ft light manufacturing building is for sale. Situated on a 1.7-acre lot (74,595 sq ft), the facility most recently manufactured nutritional supplements and features office space, a warehouse, laboratories, and manufacturing space. A state-of-the-art air purification system is in place. Constructed in 1968 and remodeled in 2001, the building is in excellent condition and was regularly inspected by the FDA as part of the manufacturing operation. The property includes ample off-street parking, accommodating over 200 employees previously, with 45 off-street parking spaces currently. The layout includes 21 individual offices, two banks of cubicles (14 and 4 stations), a server room, and a copy room. There are three labs (two analytical and one microbiology) with a separate HVAC system, a large conference room divisible by a wall, and a reception area. It also contains three restrooms (men’s, women’s, and multipurpose) and an employee breakroom with a rear entrance. As a former cGMP facility, it features a gowning area before the manufacturing area, two offices in the manufacturing area, three large blending suites, and 12 individual suites. Additional spaces include a coating operation room, a packaging line room, a sanitation wash room, a maintenance shop with an office, and an upper and lower warehouse with an office. Climate control (temperature, humidity, and dust) was installed in all manufacturing areas within the last 3 years, with individual controls for each suite. The property is zoned M1R and is suitable for most types of light manufacturing. The building includes approximately 13,800 sf of manufacturing space, approximately 12,100 sf of warehouse space, approximately 16,909 sf of office space, and approximately 3,775 sf of light manufacturing and miscellaneous space.
Key Highlights
- State‑of‑the‑art, climate‑controlled manufacturing space with individually controlled suites, installed within the last 3 years.
- Previously used for nutraceutical manufacturing and regularly inspected by the FDA, indicating suitability for similar operations.
- Comprehensive facilities including office space (approx. 16,909 sf), warehouse (approx. 12,100 sf), laboratories (2 analytical, 1 microbiology with separate HVAC), and manufacturing space (approx. 13,800 sf).
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
$338,401
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
5.21%
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%
$6,768,020
$6.8M
Cap Rate 7%
$4,834,300
$4.8M
Cap Rate 9%
$3,760,011
$3.8M
Market Conditions
NOI Build-Up for 46,584 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
$514.3K $11.04/SF
− Vacancy
−$30.9K −$0.66/SF
EGI
$483.4K $10.38/SF
− OpEx
−$145.0K −$3.11/SF
NOI
$338.4K $7.26/SF
Area
Missoula County, MT
Vacancy
6.00%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
30.00%
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%
$6,768,020
Cap Rate 7%
$4,834,300
Cap Rate 9%
$3,760,011
Alternative Uses
Best Use
Industrial
$4.83M
$4.23M – $5.64M
NOI $338,401 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$13.43M
$11.75M – $15.67M
NOI $940,182 @ 7.0% cap · market cap 14.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
821
Businesses Nearby
Explore this area
Business Placement
Demographics for 59801, MT
30,629
Population
15,814
Households
1.9
Avg Household Size
34
Median Age
51%
College-Educated
97%
High-School Grad
7.7 sq mi
ZIP Area
3,978
Density / Sq Mi
$55,022
Median Household Income
$34,320
Median Earnings
$1,086
Median Rent
$393,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - 46,500 sq ft manufacturing, warehouse, and office space on 1.7 acres.
Where is this manufacturing property located?
The property is located at 1001 S 3rd St W Missoula, MT.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: State‑of‑the‑art, climate‑controlled manufacturing space with individually controlled suites, installed within the last 3 years.; Previously used for nutraceutical manufacturing and regularly inspected by the FDA, indicating suitability for similar operations.; Comprehensive facilities including office space (approx. 16,909 sf), warehouse (approx. 12,100 sf), laboratories (2 analytical, 1 microbiology with separate HVAC), and manufacturing space (approx. 13,800 sf).
