Selway Armory Retail
For Sale
$600,000
E6-2825 Stockyard Road, Missoula, MT 59808
Operating retail business offering transfers, shipping, consignments, special orders, and trade-ins.
Property Size2,000 SF
Price / SF$300
Days on Market19
Property Features for E6-2825 Stockyard Road
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Business Opportunity
Additional Details
Business Included
Yes
Listing Agency:
Keller Williams Western MT
(406) 926-3434
Listed By:
Kevin Noland
(406) 274-4168
Source:
Exprealty
Added: Aug 22
Changed: Sep 8
Last Checked: Sep 8 at 2:36PM
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 Keller Williams Western MT
Investment Insights
Based on property information with market context.
Selway Armory is an operating retail storefront at E6-2825 Stockyard Road in Missoula, Montana. The business occupies 2000 Sq. Ft. and has operated from its current location for 13 years.
The operation includes several established service lines, including transfers, shipping, special orders, consignments, and trade-ins. Google displays a 4.6-star rating based on 190 reviews. The property information also identifies guaranteed sales associated with certain items and new releases, along with an established customer base developed during the current tenancy.
The operation includes several established service lines, including transfers, shipping, special orders, consignments, and trade-ins. Google displays a 4.6-star rating based on 190 reviews. The property information also identifies guaranteed sales associated with certain items and new releases, along with an established customer base developed during the current tenancy.
Key Highlights
- Operating from its current location for 13 years
- 2000 Sq. Ft. retail storefront
- 4.6 Stars on Google with 190 reviews
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
$24,696
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
4.12%
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%
$493,920
$493.9K
Cap Rate 7%
$352,800
$352.8K
Cap Rate 9%
$274,400
$274.4K
Market Conditions
NOI Build-Up for 2,000 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
$36.0K $18.00/SF
− Vacancy
−$720 −$0.36/SF
EGI
$35.3K $17.64/SF
− OpEx
−$10.6K −$5.29/SF
NOI
$24.7K $12.35/SF
Area
Missoula County, MT
Vacancy
2.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$493,920
Cap Rate 7%
$352,800
Cap Rate 9%
$274,400
Alternative Uses
Best Use
Retail
$352.8K
$308.7K – $411.6K
NOI $24,696 @ 7.0% cap · market cap 4.12%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$576.6K
$504.6K – $672.8K
NOI $40,365 @ 7.0% cap · market cap 6.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
661
Businesses Nearby
327k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 35%
Apparel 28%
Dining 17%
Shops & Services 14%
Costco Wholesale
Superstores
115,181 visits/mo
0.4 miles
T.J. Maxx
Apparel
41,377 visits/mo
0.4 miles
Ross Dress for Less
Apparel
29,709 visits/mo
0.5 miles
Panda Express
Dining
26,069 visits/mo
0.3 miles
Costco Gasoline
Shops & Services
25,637 visits/mo
0.5 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Operating retail business offering transfers, shipping, consignments, special orders, and trade-ins.
Where is this storefront property located?
The property is located at E6-2825 Stockyard Road Missoula, MT.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Operating from its current location for 13 years; 2000 Sq. Ft. retail storefront; 4.6 Stars on Google with 190 reviews
