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Property profile & analytics
OFF-MARKET
Office buildings
415 Higgins Ave, Missoula, MT 59802-4522
Entity Owned
9-yr Hold
Property ID
US52-0018333
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
WOOD
Total area
12,177 SF
Lot
0.31 ac (13,504 SF)
Zoning code
6
APN
04-2200-22-2-38-07-0000
UPID
US52-0018333
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
ClearSky Climate Solutions Environmental Consultant Air Conditioning Contractor
-
Montana Assistance Program Social Service Agency Medical Clinic
-
Michael Settevendemie, PSYD Physician Medical Clinic
-
Buffalo Heart Healing Medical Clinic
-
Farmers Insurance - Chris Hale Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
415 Higgins LLC · 9 yrs held
415 Higgins LLC
since 2017
7 recorded transactions
Zoning & alternative use
6 · Missoula, MT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Missoula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Missoula submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$31,795
Tax year 2023
Assessed value
$1,706,800
Assessed 2023
Previous assessed
$1,706,800
+0.0% YoY
Effective rate
1.86%
On assessed value
Land market value
$573,075
Improvement market value
$1,133,725
Total market value
$1,706,800
Applied tax rate
583.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1910
Construction
WOOD
Heating
HOT WATER
Cooling
NONE
Stories
1
Total area
12,177 SF
Lot
0.31 ac (13,504 SF)
Zoning code
6
APN
04-2200-22-2-38-07-0000
UPID
US52-0018333
Jurisdiction
MISSOULA
Zoning & alternative use
6 · Missoula, MT
Zoning 6 · permitted uses
6 · Missoula, MT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Missoula. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1910
Construction
WOOD
Heating
HOT WATER
Cooling
Yes
Stories
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
415 Higgins LLC
Entity
Mailing address
PO BOX 7795, MISSOULA, MT 59807-7795
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2026
—
415 Higgins LLC
—
Deed
related
$300,000 · James D Caras
Mar 30, 2020
—
415 Higgins LLC
—
Deed
related
$1,500,000 · Trailwest Bank
Jan 4, 2017
—
415 Higgins LLC
Robin Allen
Warranty Deed
$1,160,000 · Trailwest Bank
Jul 2, 2012
—
Kramer Jane C Family Trust 1993
Edith LLC
Warranty Deed
$450,178 · Edith LLC
Dec 17, 2009
—
Edith LLC
Kelley Alan E & J S O
Warranty Deed
related
—
Dec 30, 2005
—
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
—
—
Kramer Jane C Family Trust 1993
—
Deed Of Trust
related
$812,000 · Glacier Bank Fsb
—
—
Edith LLC
—
Deed Of Trust
related
$1,065,000 · Missoula FCU
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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