Missoula Commercial Building For
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1100 South Ave W, Missoula, MT 59801
Turnkey 10,276 SF commercial building in Missoula's Midtown District.
Property Size10,276 SF
Price / SF$287.08
Days on Market1198
Property Features for 1100 South Ave W
General Information
Standard status
Active
Size
10,276 SF
Class
B
Property subtype
Retail, Office
Zoning
U-MU4 (TIF District)
Investment Type
Owner/User
Building Details
Year Built
1966
Year Renovated
2021
Buildings
1
Stories
1
Listing Agency:
Sterling CRE Advisors
(406) 360-3102
Listed By:
Claire Matten, CCIM/SIOR · License #RRE-BRO-LIC-90048
Source:
Crexi
Added: May 12, 2023
Changed: Aug 19
Last Checked: Aug 20 at 6:31AM
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 Sterling CRE Advisors
Investment Insights
Based on property information with market context.
This turnkey commercial building, offering approximately 10,276 square feet, is located in the heart of Missoula’s Midtown District. The property is strategically positioned just off Brooks Street, one of the city’s busiest commercial corridors. The building features a blend of open-plan workspaces and private offices, along with a conference room, updated restrooms, and a kitchenette. A centrally located, climate-controlled vault is ideal for secure storage of data, materials, or high-value inventory. Recent renovations include modern finishes and a robust HVAC system with separate zones for secure and general-use areas. A rear delivery door with alley access enhances operational efficiency, and on-site parking is available for employees and visitors. The property is zoned C1-1, with future U-MU4 zoning, allowing a wide variety of commercial uses. It presents a compelling opportunity for professional service providers, tech users, medical operators, and showroom-retail tenants seeking a secure and strategically located Missoula presence.
Key Highlights
- Turnkey ±10,276 sq ft commercial building in Missoula's Midtown District.
- Centrally located, climate‑controlled vault for secure storage.
- C1‑1 zoning (future U‑MU4) allowing a wide variety of commercial uses.
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
$119,767
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
4.06%
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%
$2,395,340
$2.4M
Cap Rate 7%
$1,710,957
$1.7M
Cap Rate 9%
$1,330,744
$1.3M
Market Conditions
NOI Build-Up for 10,276 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
$215.8K $21.00/SF
− Vacancy
−$56.1K −$5.46/SF
EGI
$159.7K $15.54/SF
− OpEx
−$39.9K −$3.89/SF
NOI
$119.8K $11.66/SF
Area
Missoula County, MT
Vacancy
26.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,395,340
Cap Rate 7%
$1,710,957
Cap Rate 9%
$1,330,744
Alternative Uses
Best Use
Office B
$1.71M
$1.50M – $2.00M
NOI $119,767 @ 7.0% cap · market cap 4.06%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.96M
$2.59M – $3.46M
NOI $207,395 @ 7.0% cap · market cap 7.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,748
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Turnkey 10,276 SF commercial building in Missoula's Midtown District.
Where is this office building located?
The property is located at 1100 South Ave W Missoula, MT.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: Turnkey ±10,276 sq ft commercial building in Missoula's Midtown District.; Centrally located, climate‑controlled vault for secure storage.; C1‑1 zoning (future U‑MU4) allowing a wide variety of commercial uses.
