Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    401 Expy Blvd Missoula, MT 59808
    Back to Search
    Property profile & analytics

    401 Expy Blvd Missoula, MT 59808

    View on Map
    • Land
    • 2.33 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 401 Expy Blvd

    Lot size
    2.33 lot acres
    Property type
    Land

    Description

    This exceptional 2.33-acre commercial land parcel boasts prime Missoula location on Expressway Boulevard, near Reserve Street. The property's M1-2 zoning offers remarkable flexibility, permitting a wide array of commercial uses including hospitality, restaurants, retail, office space, microbreweries, warehouses, and even casinos. The seller is willing to consider subdividing the land to accommodate smaller development projects. While boundary lines shown in available photos are approximate, the buyer is responsible for verifying the exact boundaries. Significant improvements have already been made, with clean fill brought in over time, and utilities readily accessible at the curb. This presents a unique opportunity for developers and investors seeking a versatile location with high visibility and convenient access. Owner financing is available for qualified buyers, making this an attractive investment prospect. Serious inquiries are encouraged to explore this exceptional opportunity further. Note that boundary lines shown in photos are approximate and should be independently verified by the buyer.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Missoula
    County
    Missoula
    State
    Montana
    Longitude
    -114.049
    Latitude
    46.906

    Comparable in this City

    • Value Estimation by Request
      19.26 Acres

      2400 Michael Rd

      Land • 19.26 Acres
      2400 Michael Rd, Missoula, MT 59808
      View Details
    • Value Estimation by Request

      2821 Connery Way

      Land
      2821 Connery Way, Missoula, MT 59808
      View Details
    • Value Estimation by Request

      1950 Broadway St

      Land
      1950 Broadway St, Missoula, MT 59808
      View Details
    • Value Estimation by Request
      2.09 Acres

      6610 Grand Am Way

      Land • 2.09 Acres
      6610 Grand Am Way, Missoula, MT 59808
      View Details
    • Value Estimation by Request
      13.70 Acres

      5065 Expressway

      Land • 13.70 Acres
      5065 Expressway, Missoula, MT 59808
      View Details
    • Value Estimation by Request
      44.75 Acres

      Veterans Way

      Land • 44.75 Acres
      0 Veterans Way, Missoula, MT 59808
      View Details

    Similar Nearby for Sale

    • $199,900

      Missoula Land: Build Your Dream Home

      Two-acre lot, stunning views, city convenience.
      0 Nhn O'keefe Crk Blvd, Missoula, MT 59808
      View Details
    • Contact for pricing

      Expansive Land with Scenic Views

      20-acre lot near Missoula with views and development potential.
      Nhn Sweet Pea Way, Missoula, MT 59808
      View Details
    • $295,000
      20.05 Acres

      Missoula Residential Land - 20 Acres

      Prime 20-acre residential lot near Missoula.
      0 Nhn O'keefe Crk Blvd, Missoula, MT 59808
      View Details
    • Contact for pricing

      Missoula Land Parcel For Sale

      Land parcel in Hellgate Elementary School District near Reserve Street.
      427 Horn Rd, Missoula, MT 59808
      View Details
    • Contact for pricing

      Land Near Hellgate Elementary

      Land in Hellgate Elementary district with nearby shopping.
      436 Horn Rd, Missoula, MT 59808
      View Details
    • Contact for pricing

      Expansive Land with Downhill Views

      4+ acre lot with building site and downhill views.
      NHN Tbd O'keefe Crk Blvd, Missoula, MT 59808
      View Details

    Similar Nearby for Lease

    • $15,000 /Mo
      120,226 SF

      Versatile Mixed-Use Property in Missoula

      Remodeled 6,272 sq ft building on 2.76 acres.
      7890 Thornton Dr, Missoula, MT 59808
      View Details
    • Contact for pricing

      High-Visibility Commercial Development Opportunity

      Prime commercial land for development in a high-traffic Missoula location.
      2400 Michael Rd, Missoula, MT 59808
      View Details
    • $2,500 /Mo
      101,495 SF

      Unimproved Land Lease Opportunity

      Land lease available near N Reserve in Missoula, MT.
      401 Expressway, Missoula, MT 59808
      View Details
    • Contact for pricing
      1,879 SF

      Retail Space Near Super Walmart

      Retail space available across from Super Walmart on Mullan Road.
      3760 Mullan Rd, Missoula, MT 59808
      View Details
    • New
      $4 SF/Yr

      Missoula Commercial Space For Lease

      Commercial spaces available in Missoula, ranging from 6,274 to 145,347 SF.
      3300 Raser Dr, Missoula, MT 59808
      View Details
    • $12 SF/Yr

      Commercial Space Near Interstate 90

      Commercial spaces available in Missoula, near I-90, various sizes.
      3300 Raser Dr, Missoula, MT 59808
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    401 Expy Blvd
    Missoula, MT 59808
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    401 Expy Blvd, Missoula, MT, 59808
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!