Industrial Building with Overhead
For Sale
$1,199,995
9170 Futurity Dr, Missoula, MT 59808
Corner-site industrial property with upgraded wiring, insulated construction, overhead doors, and on-site parking.
Property Size5,400 SF
Lot Size0.75 Acres
Price / SF$222.22
Days on Market48
Property Features for 9170 Futurity Dr
General Information
Standard status
Active
Size
5,400 SF
Lot size
0.75 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
spray foam insulation
overhead doors
Building Details
Year Built
1990
Buildings
1
Listing Agency:
EXIT Realty Missoula
(406) 370-0074
Listed By:
Joel Thompson · License #RRE-BRO-LIC-62601
Source:
Mtranchsales
Added: Jul 13
Changed: Aug 28
Last Checked: Aug 28 at 1:02PM
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 EXIT Realty Missoula
Investment Insights
Based on property information with market context.
Built in 1990, this industrial property occupies a 3/4-acre corner site at Futurity Dr. and Hwy 10 in Missoula. The building has undergone several functional improvements, including updated wiring, spray-foam insulation throughout, pavement work, and insulated overhead doors. Additional overhead doors were also installed, supporting flexible industrial use and vehicle access.
The property includes on-site parking and is positioned at the intersection of 9170 Futurity Dr. and Hwy 10. Its corner placement provides direct exposure to both roads while keeping the asset within an established commercial setting. The combination of upgraded building components, multiple overhead doors, parking, and a sizable site creates a practical configuration for industrial operations.
The property includes on-site parking and is positioned at the intersection of 9170 Futurity Dr. and Hwy 10. Its corner placement provides direct exposure to both roads while keeping the asset within an established commercial setting. The combination of upgraded building components, multiple overhead doors, parking, and a sizable site creates a practical configuration for industrial operations.
Key Highlights
- 3/4‑acre corner property at Futurity Dr. and Hwy 10
- Industrial building constructed in 1990
- Spray‑foam insulation installed throughout the building
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
$66,718
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
5.56%
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%
$1,334,360
$1.3M
Cap Rate 7%
$953,114
$953.1K
Cap Rate 9%
$741,311
$741.3K
Market Conditions
NOI Build-Up for 5,400 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
$116.6K $21.60/SF
− Vacancy
−$14.0K −$2.59/SF
EGI
$102.6K $19.01/SF
− OpEx
−$35.9K −$6.65/SF
NOI
$66.7K $12.36/SF
Area
Missoula County, MT
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$1,334,360
Cap Rate 7%
$953,114
Cap Rate 9%
$741,311
Alternative Uses
Best Use
Flex RnD
$953.1K
$834.0K – $1.11M
NOI $66,718 @ 7.0% cap · market cap 5.56%
Second Best
Warehouse
$680.5K
$595.4K – $793.9K
NOI $47,633 @ 7.0% cap · market cap 3.97%
Theoretical Best
Specialty Retail
$1.56M
$1.36M – $1.82M
NOI $108,986 @ 7.0% cap · market cap 9.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
121
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Industrial property - Corner-site industrial property with upgraded wiring, insulated construction, overhead doors, and on-site parking.
Where is this industrial property located?
The property is located at 9170 Futurity Dr Missoula, MT.
What is the asking price?
The asking price for this property is $1,199,995.
What are key features of this property?
This property features: 3/4‑acre corner property at Futurity Dr. and Hwy 10; Industrial building constructed in 1990; Spray‑foam insulation installed throughout the building
