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    919 Polaris Way Missoula, MT 59803
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    919 Polaris Way Missoula, MT 59803

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    • Commercial real estate
    Off-Market
    Property ID
    US52-0068817
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 919 Polaris Way

    Property type
    Commercial real estate

    Description

    This exceptional 11,021-square-foot commercial lot presents a unique development opportunity in Missoula, Montana. Located at 919 Polaris Way, in the desirable Farviews/Pattee Canyon neighborhood, this property boasts stunning views of the Missoula Valley and surrounding mountains. Its prime location offers convenient access to downtown Missoula and the University of Montana, making it an ideal site for a variety of commercial ventures. The lot is ready for development, with sewer, water, electricity, and gas readily available nearby. Recent improvements include the completion of corner pins and a site survey, streamlining the building process. This is one of the last remaining uphill building lots in this sought-after area, providing a rare chance to create a remarkable commercial property with breathtaking views. The asking price for this exceptional parcel is $275,000. The property's address is 919 Polaris Way, Missoula, MT 59803. The lot size is precisely 11,021 square feet. This presents a compelling investment opportunity for discerning buyers seeking a prime location and stunning natural surroundings.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Missoula
    County
    Missoula
    State
    Montana
    Longitude
    -114.016639
    Latitude
    46.831233

    Comparable in this City

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      Residential Land in Linda Vista

      Residential land parcel in established Missoula neighborhood.
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    • $175,000
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      Residential Land in Linda Vista

      0.48 acre parcel in established Linda Vista neighborhood.
      4060 Jamie Ann Ln, Missoula, MT 59803
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    • $135,700
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      Residential Land with Mountain Views

      Spacious lot in Missoula near schools, shopping, and trails.
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    • New
      $398,000
      6.18 Acres

      Missoula Land in Pattee Canyon

      6+ acre parcel with building sites near downtown Missoula.
      5016 Arnica Rd, Missoula, MT 59803
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    • $800,000
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      26 Acres in South Hills

      26-acre parcel in Missoula's South Hills with panoramic views.
      Nhn Hillview Way, Missoula, MT 59803
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    • $350,000
      0.43 Acres

      South Hills Homesite Opportunity

      0.432-acre homesite with unobstructed mountain views in Missoula.
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    Similar Nearby for Sale

    • $175,000
      0.48 Acres

      Residential Land in Linda Vista

      0.48 acre parcel in established Linda Vista neighborhood.
      4060 Jamie Ann Ln, Missoula, MT 59803
      View Details
    • $350,000
      0.43 Acres

      South Hills Homesite Opportunity

      0.432-acre homesite with unobstructed mountain views in Missoula.
      6222 Hillview Way, Missoula, MT 59803
      View Details
    • $800,000
      26.30 Acres

      26 Acres in South Hills

      26-acre parcel in Missoula's South Hills with panoramic views.
      Nhn Hillview Way, Missoula, MT 59803
      View Details
    • $175,000
      0.48 Acres

      Residential Land in Linda Vista

      Residential land parcel in established Missoula neighborhood.
      4060 Jamie Ann Ln, Missoula, MT 59803
      View Details
    • $135,700
      0.33 Acres

      Residential Land with Mountain Views

      Spacious lot in Missoula near schools, shopping, and trails.
      2615 Gharrett St, Missoula, MT 59803
      View Details
    • New
      $398,000
      6.18 Acres

      Missoula Land in Pattee Canyon

      6+ acre parcel with building sites near downtown Missoula.
      5016 Arnica Rd, Missoula, MT 59803
      View Details
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    Missoula, MT 59803
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    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.

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