Parcel 4-1 delivers 22.41 acres of scale on the West Broadway corridor — the kind of assemblage investors and developers rarely find intact this close to established infrastructure. Located near Flynn Lane on Missoula's fastest-growing west side, the site sits across from active retail, industrial, and residential development, with direct frontage exposure along one of the city's primary commercial corridors.
The property falls within the City of Missoula's 2045 Land Use Plan and Growth Policy, designated Urban Mixed Use Low (Place Type). Upon annexation, triggered by connection to public water/sewer, the parcel would likely be zoned Limited Urban Mixed Use (LU-MU) — a framework with no maximum unit cap that supports multifamily, townhomes, mixed-use residential/commercial, retail, dining, and live/work concepts. For a developer, that translates to real flexibility: the ability to phase a project around absorption and pursue highest-and-best-use rather than being boxed into one product type. Zoning would ultimately be confirmed through a scoping meeting with the city; this is not a guarantee. Buyer to independently verify all zoning, permitted uses, development standards, and future land use regulations with the City of Missoula and/or Missoula County.
The parcel currently sits within Grant Creek's mapped FEMA floodplain, though the creek channel has already been filled and rerouted. Formal removal from the floodplain designation is tied to construction of the George Elmer bridge crossing Grant Creek, which is already included in the design package submitted to FEMA. Until construction is complete, the adjusted floodplain remains in conditional status — a detail worth factoring into underwriting and construction timelines.
Trade area fundamentals support the investment case: within 1 mile, 3,463 residents and 1,358 households carry an average household income of $84,025 and average house value of $307,453. Within 5 miles, that expands to 66,207 residents and 30,100 households averaging $83,782 in household income, with average house values reaching $430,400 — a base capable of supporting significant future retail, residential, or mixed-use demand.
Kelsey Ward
Coldwell Banker Commercial Drew Ward Warne
