Versatile Warehouse on 20
For Sale
$4,100,000
8989 Roller Coaster Road, Missoula, MT 59808
20-acre property with 15,000 SF warehouse, development potential.
Property Size15,000 SF
Lot Size20.00 Acres
Price / SF$273.33
Days on Market160
Property Features for 8989 Roller Coaster Road
General Information
Standard status
Active
Size
15,000 SF
Total Parking Spaces
10
Lot size
20.00 Acres
Property subtype
Industrial
Zoning
ICL - Industrial-Light Missoula County
Building Details
Building Size
15,000 SF
Year Built
2008
Stories
1
Units
1
Listing Agency:
Coldwell Banker Commercial - Drew Ward Warne Advisory Group
(406) 596-4000
Listed By:
Katie Ward · License #RRE-BRO-LIC-10522
(406) 596-4000
Source:
Cbcworldwide
Added: Mar 5
Changed: Aug 8
Last Checked: Apr 5 at 8:50PM
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 Coldwell Banker Commercial - Drew Ward Warne Advisory Group
Investment Insights
Based on property information with market context.
This property presents an investment opportunity featuring two commercial lots totaling 20 acres, improved by a 15,000 square foot warehouse. The property is fenced and gated, and includes paved parking and a depressed loading dock. The zoning supports a variety of light industrial and artisan uses with accessory commercial uses such as agricultural, equipment or construction services and distribution, manufacturing and production, vehicle sale, maintenance or repair, medical facilities, microbrewery or distillery, and entertainment venues. Substantial excess land offers room for additional development potential. It is suited for storage, manufacturing, distribution, and other light-industrial operations.
Key Highlights
- 20‑acre property featuring a 15,000 sf warehouse.
- Zoning supports light industrial and artisan uses with accessory commercial uses.
- Expansive paved parking and a depressed loading dock.
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
$132,314
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
3.23%
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%
$2,646,280
$2.6M
Cap Rate 7%
$1,890,200
$1.9M
Cap Rate 9%
$1,470,156
$1.5M
Market Conditions
NOI Build-Up for 15,000 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
$165.6K $11.04/SF
− Vacancy
−$9.9K −$0.66/SF
EGI
$155.7K $10.38/SF
− OpEx
−$23.3K −$1.56/SF
NOI
$132.3K $8.82/SF
Area
Missoula County, MT
Vacancy
6.00%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
15.00%
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%
$2,646,280
Cap Rate 7%
$1,890,200
Cap Rate 9%
$1,470,156
Alternative Uses
Best Use
Warehouse
$1.89M
$1.65M – $2.21M
NOI $132,314 @ 7.0% cap · market cap 3.23%
Second Best
Industrial
$1.56M
$1.36M – $1.82M
NOI $108,965 @ 7.0% cap · market cap 2.66%
Theoretical Best
Specialty Retail
$4.32M
$3.78M – $5.05M
NOI $302,738 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
83
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Copperstone Stor-All — 8700 Roller Coaster Rd, Missoula, MT 59808
- O'Keefe Creek RV & Boat Storage — 9400 Inspiration Dr, Missoula, MT 59808
- Stagecoach Storage — 6520 U.S. Highway 10 W, Missoula, MT 59808
Frequently Asked Questions
What type of property is this?
Warehouse - 20-acre property with 15,000 SF warehouse, development potential.
Where is this warehouse located?
The property is located at 8989 Roller Coaster Road Missoula, MT.
What is the asking price?
The asking price for this property is $4,100,000.
What are key features of this property?
This property features: 20‑acre property featuring a 15,000 sf warehouse.; Zoning supports light industrial and artisan uses with accessory commercial uses.; Expansive paved parking and a depressed loading dock.
