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    Property profile & analytics

    Missoula, MT 59808

    • Commercial land
    • 2.87 lot acres
    OFF-MARKET
    Last Sale
    Apr 15, 2025
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US52-0142023
    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.

    Current Use by Public Records

    • Commercial land

    Property Details

    Lot size
    2.87 lot acres
    Property type
    Commercial land
    APN
    04-2325-35-4-04-01-0000
    APU
    4232535404010000

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Missoula
    County
    Missoula
    State
    Montana
    Longitude
    -114.093
    Latitude
    46.9309
    CBSA code
    33540
    CBSA name
    MISSOULA, MT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $10,372
    $0.00
    $0.00
    $661,384
    -
    $661,384
    $0.00
    $661,384

    Comparable in this City

    • Value Estimation by Request
      1.42 Acres

      5505 Momont Rd

      VACANT COMMERCIAL LAND • 1.42 Acres
      5505 Momont Rd, Missoula, MT 59808-9456
      View Details
    • Value Estimation by Request
      0.54 Acres

      Derby Dr

      VACANT COMMERCIAL LAND • 0.54 Acres
      Derby Dr, Missoula, MT 59808
      View Details
    • Value Estimation by Request
      1.24 Acres

      2951 Expo Pkwy

      VACANT COMMERCIAL LAND • 1.24 Acres
      2951 Expo Pkwy, Missoula, MT 59808-8600
      View Details
    • Value Estimation by Request
      4.80 Acres

      8350 Racetrack Dr

      VACANT COMMERCIAL LAND • 4.80 Acres
      8350 Racetrack Dr, Missoula, MT 59808-5728
      View Details
    • Value Estimation by Request
      1.85 Acres

      2626 Raser Dr

      VACANT COMMERCIAL LAND • 1.85 Acres
      2626 Raser Dr, Missoula, MT 59808
      View Details
    • Value Estimation by Request
      0.06 Acres

      2508 Broadway St

      VACANT COMMERCIAL LAND • 0.06 Acres
      2508 Broadway St, Missoula, MT 59808-1627
      View Details

    Similar Nearby for Sale

    • $975,000
      2.33 Acres

      Missoula Commercial Land For Sale

      2.33 acres with expressway frontage near Reserve Street.
      401 Expy Blvd, Missoula, MT 59808
      View Details
    • $2,195,000
      435,450 SF

      Prime Land with Highway Frontage

      9.76-acre commercial land with highway frontage in growing Missoula.
      9772 Waldo Rd, Missoula, MT 59808
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    • $1,450,000
      5 SF

      Corner Commercial Property For Sale

      Commercial property on corner lot with high visibility and ample parking.
      9170 Futurity Dr, Missoula, MT 59808
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    • $5,250,000

      Missoula Land For Sale

      Land in a rapidly growing area with flexible zoning.
      5065 Expressway, Missoula, MT 59808
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    • $257,000
      0.55 Acres

      Commercial Land Near I-90

      Visible 0.55-acre lot with building plans near I-90.
      W Harrier Dr, Missoula, MT 59808
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    • $2,700,000
      2.65 Acres

      Prime Commercial Land in Missoula

      2.65 acres of flexibly zoned land in a retail hub.
      3627/3641 Union Pacific St, Missoula, MT 59808
      View Details

    Similar Nearby for Lease

    • $2,500 /Mo
      101,495 SF

      Unimproved Land Lease in Missoula

      Commercial land lease available near N Reserve in Missoula, MT.
      401 Expressway, Missoula, MT 59808
      View Details
    • Contact for pricing
      6,700 SF

      Prime Retail Space Available

      Retail spaces with high traffic exposure on N. Reserve Street.
      3710 N Reserve St, Missoula, MT 59808
      View Details
    • Contact for pricing
      838,966 SF

      Missoula Commercial Land Opportunity

      19 Acres, Build-to-Suit Potential
      2400 Michael Rd, Missoula, MT 59808
      View Details
    • Contact for pricing
      10,824 SF

      Grant Creek Towne Center Retail Space

      Prime Missoula retail space: lease inline shops or land.
      3275 Reserve St, Missoula, MT 59808
      View Details
    • $0.17 SF/Yr
      1,879 SF

      Mullan Crossing Office Condo

      Missoula Office: Move-in Ready
      3760 Mullan Rd, Missoula, MT 59808
      View Details
    • $0.14 SF/Yr
      2,255 SF

      Mullan Crossing Office Condo

      Prime Office Space, Ready to Occupy
      3760 Mullan Rd, Missoula, MT 59808
      View Details
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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.

    More about this property
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