Fenced Industrial Warehouse with
For Sale
$3,995,000
Pending
8989 Roller Coaster Road Missoula, Missoula, MT 59808
Steel-framed warehouse on fenced, gated industrial land with paved parking and loading capacity for light industrial uses.
Property Size15,000 SF
Lot Size20.00 Acres
Days on Market57
Property Features for 8989 Roller Coaster Road Missoula
General Information
Standard status
Pending
Size
15,000 SF
Total Parking Spaces
10
Lot size
20.00 Acres
Zoning
Industrial - Light
Warehouse & Industrial
Drive-In Doors
2
Heavy Power
Yes
Sprinkler System
Yes
Additional Details
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$16,257
Amenities
Concrete
true
false
Open Floorplan
Barbed Wire
Corners Marked,Meadow,Pasture,Views,Level
Well
20
10
Plans
Additional Parking
Gravel
Awning(s),Storage
Poured,Slab
15000
Building Details
Building Size
15,000 SF
Year Built
2008
Listing Agency:
RE/MAX Whitefish
(406) 415-8680
Listed By:
Joan McKiernan · License #11795
(406) 415-8680
Source:
Glacier-country-kalispell-mt.remax
Added: Jun 26
Changed: Aug 14
Last Checked: Aug 14 at 7:29AM
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 RE/MAX Whitefish
Investment Insights
Based on property information with market context.
The offering combines two commercial lots totaling 20 acres with a versatile 15,000 SF steel-framed warehouse. The property is fenced and gated and includes expansive paved parking plus a depressed loading dock designed for efficient material handling. The warehouse exterior consists of durable steel siding and roof, with a steel-awning covered accessible entrance vestibule. Interior access includes one 14-ft and one 10-ft insulated overhead door, along with two additional access doors to support flexible workflow.
Operational support is addressed through multiple building systems and recent upgrades, including a 3-year-old enlarged boiler serving three-zone radiant in-floor heat, LED lighting, exhaust fans, and a fire sprinkler system. Electrical service is listed as 240/480V three-phase power. Tenant-ready conveniences include a private office with a wall A/C unit, two accessible restrooms, and a utility sink served by a dedicated gas water heater.
Designed for storage, manufacturing, distribution, and other light-industrial operations, the property’s zoning is described as supporting a variety of light industrial and artisan uses with accessory commercial uses such as agricultural and equipment/construction services & distribution, manufacturing and production, vehicle sale/maintenance/repair, medical facilities, microbrewery/distillery, and entertainment venues, subject to Missoula County zoning and Airport Influence Area regulations noted in the supplemental documents. The combination of yard, loading features, and serviceable power and heating makes the site practical for businesses seeking a functional warehouse campus setting.
Operational support is addressed through multiple building systems and recent upgrades, including a 3-year-old enlarged boiler serving three-zone radiant in-floor heat, LED lighting, exhaust fans, and a fire sprinkler system. Electrical service is listed as 240/480V three-phase power. Tenant-ready conveniences include a private office with a wall A/C unit, two accessible restrooms, and a utility sink served by a dedicated gas water heater.
Designed for storage, manufacturing, distribution, and other light-industrial operations, the property’s zoning is described as supporting a variety of light industrial and artisan uses with accessory commercial uses such as agricultural and equipment/construction services & distribution, manufacturing and production, vehicle sale/maintenance/repair, medical facilities, microbrewery/distillery, and entertainment venues, subject to Missoula County zoning and Airport Influence Area regulations noted in the supplemental documents. The combination of yard, loading features, and serviceable power and heating makes the site practical for businesses seeking a functional warehouse campus setting.
Key Highlights
- 15,000 sf steel‑framed warehouse on 20‑acres of fenced, gated industrial land with level meadow/pasture and views
- Two insulated overhead doors (14‑ft and 10‑ft) plus two additional access doors and a depressed loading dock
- Power and building systems include 240/480V three‑phase power, three‑zone radiant in‑floor heat, and LED lighting
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
3.31%
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 3.31%
Second Best
Industrial
$1.56M
$1.36M – $1.82M
NOI $108,965 @ 7.0% cap · market cap 2.73%
Theoretical Best
Specialty Retail
$4.32M
$3.78M – $5.05M
NOI $302,738 @ 7.0% cap · market cap 7.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Heavy power
Yes
Sprinkler system
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
60
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 - Steel-framed warehouse on fenced, gated industrial land with paved parking and loading capacity for light industrial uses.
Where is this warehouse located?
The property is located at 8989 Roller Coaster Road Missoula Missoula, MT.
What is the asking price?
The asking price for this property is $3,995,000.
What are key features of this property?
This property features: 15,000 sf steel‑framed warehouse on 20‑acres of fenced, gated industrial land with level meadow/pasture and views; Two insulated overhead doors (14‑ft and 10‑ft) plus two additional access doors and a depressed loading dock; Power and building systems include 240/480V three‑phase power, three‑zone radiant in‑floor heat, and LED lighting
