Industrial Flex
For Sale
Contact for pricing
9435 Futurity Dr, Missoula, MT 59808
Purpose-built space combines warehouse functionality, office flexibility, grade-level loading, and shared parking for commercial operations.
Property Size4,000 SF
Price / SF$200
Days on Market14
Property Features for 9435 Futurity Dr
General Information
Standard status
Active
Size
4,000 SF
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
grade-level loading
flexible warehouse-to-office configurations
Listing Agency:
Sterling CRE Advisors
(406) 360-3102
Listed By:
Claire Matten, CCIM/SIOR · License #90048
(406) 360-3102
Source:
Moodyscre
Added: Jul 30
Changed: Aug 12
Last Checked: Aug 12 at 8:59AM
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 4,000-square-foot flex condominium is designed around a practical warehouse-to-office configuration, giving owner-occupants adaptable space for light industrial, logistics, service, and trade operations. The unit includes grade-level loading, shared parking, and a fully paved site intended to support vehicle and equipment circulation. Completion is scheduled for July 2026.
The property is located at 9435 Futurity Dr in Missoula, near the Interstate 90 interchange and within the West Ridge Industrial Center. The surrounding commercial context includes the North Reserve commercial district, while Missoula International Airport is also nearby. Access to regional transportation routes further supports the property's industrial and service-oriented positioning.
The property is located at 9435 Futurity Dr in Missoula, near the Interstate 90 interchange and within the West Ridge Industrial Center. The surrounding commercial context includes the North Reserve commercial district, while Missoula International Airport is also nearby. Access to regional transportation routes further supports the property's industrial and service-oriented positioning.
Key Highlights
- 4,000‑square‑foot flex condominium unit
- Grade‑level loading supports direct warehouse access
- Warehouse‑to‑office configuration provides adaptable commercial space
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
$49,421
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
6.18%
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%
$988,420
$988.4K
Cap Rate 7%
$706,014
$706.0K
Cap Rate 9%
$549,122
$549.1K
Market Conditions
NOI Build-Up for 4,000 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
$86.4K $21.60/SF
− Vacancy
−$10.4K −$2.59/SF
EGI
$76.0K $19.01/SF
− OpEx
−$26.6K −$6.65/SF
NOI
$49.4K $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%
$988,420
Cap Rate 7%
$706,014
Cap Rate 9%
$549,122
Alternative Uses
Best Use
Flex RnD
$706.0K
$617.8K – $823.7K
NOI $49,421 @ 7.0% cap · market cap 6.18%
Second Best
Office B
$666.0K
$582.8K – $777.0K
NOI $46,620 @ 7.0% cap · market cap 5.83%
Theoretical Best
Specialty Retail
$1.15M
$1.01M – $1.35M
NOI $80,730 @ 7.0% cap · market cap 10.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
132
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Purpose-built space combines warehouse functionality, office flexibility, grade-level loading, and shared parking for commercial operations.
Where is this flex space located?
The property is located at 9435 Futurity Dr Missoula, MT.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 4,000‑square‑foot flex condominium unit; Grade‑level loading supports direct warehouse access; Warehouse‑to‑office configuration provides adaptable commercial space
