Investment property in Missoula
Tell us what you own and what you want to change. We coordinate the property research, marketing, tours, negotiations and transaction deadlines, and keep your lender, legal and tax advisers connected to the work. You have a named person responsible for carrying the brokerage assignment through.
Let’s discuss the property and your plans ↗Start with what the next property needs to do.
Are you reducing hands-on work, finding room for your business, selling a property that no longer fits or putting sale proceeds toward another building? We talk through the locations, property types, price range and timing worth investigating. We coordinate the discussion with your lender and tax adviser early. If you need those connections, start with us; we can make introductions so financing and tax questions inform the property search.
Put the actual records beside the asking price.
For an income property, we request available leases, rent rolls, collection and expense records, deposits, renewal dates and known repair information. We separate current income from proposed rents and ask what the figures leave out: vacancy, management, maintenance, major replacements and tenant improvements. We help you compare properties and follow up on missing information, with your accountant, inspectors and contractors checking the areas that need their judgment.
Make the property ready for a serious buyer.
We discuss pricing, likely buyer questions and what should be resolved before marketing. We gather the property information, arrange photos and agreed marketing, handle inquiries and tours, and compare offers with you. If tenants or an operating business are in place, we agree on access, notices and what information can be shared. We negotiate price and terms, then follow up on diligence requests, financing and closing.
Considering a 1031 exchange? Start with us before closing.
We coordinate the real estate work: preparing the sale, searching for replacement properties, arranging tours, requesting records and negotiating terms around the exchange timetable. We bring your independent qualified intermediary, tax adviser, lender and closing company into the schedule early and make introductions if needed. The qualified intermediary handles the exchange arrangement and funds; your tax adviser determines eligibility and tax consequences. We track the transaction dates and follow up on the property work so a tight timetable is addressed before it becomes a closing problem.
Sources: IRS — like-kind exchanges of real estate ↗IRS Publication 544 — qualified intermediaries and exchange proceeds ↗For a development site, connect the land decision to the project.
Tell us the proposed use, project stage and what has already been approved. We help assemble available title, access, survey, utility and land-use information and coordinate questions with your planning, engineering, legal and construction advisers. We can discuss site acquisition or sale, comparable property pricing and a marketing plan for completed homes, lots or commercial space. We agree on our scope for the project; permitting, design, construction costs and approvals need confirmation from the people responsible.
Account for the lease that comes with the building.
An occupied building and a vacant one present different questions. We help request lease documents and identify rent changes, expiration dates, options, improvement obligations and other terms for your attorney to review. For new leasing, we compare proposed rent with the cost of improvements and the timing of occupancy. For an owner-occupied purchase, we connect the building’s condition and usable space with how your business operates.
A direct line to the people taking on the work.
Shelly Evans founded Missoula Realty in 2018 and leads the office as Owner/Broker. Tommy Evans brings operations, engineering, technology and management experience to property and business-space decisions. Jerry Hogan’s background includes commercial acquisitions and disposals, construction and general contracting. Tell us the assignment; we agree who leads it, who else is involved and how you will hear from us. You can reach each of them directly.
You may be wondering.
Can you coordinate the whole property transaction for us?
Yes. We agree on the brokerage assignment, name the agent leading it and coordinate the property work with your existing advisers or the providers you choose. We request records, arrange access, negotiate terms, track deadlines and follow up with the parties involved. You receive the information needed to decide; we keep the work moving between those decisions.
What is a 1031 exchange?
It can defer federal gain recognition when qualifying investment or business real property is exchanged for like-kind real property and the rules are met. It is not a general way to move any asset or sale proceeds tax-free. Property held primarily for sale does not qualify, and cash or other nonqualifying property can cause taxable gain. Have your tax adviser review the proposed transaction.
Sources: IRS — like-kind exchanges of real estate ↗What are the usual deadlines for a deferred 1031 exchange?
Replacement property generally must be identified in writing within 45 days after transferring the relinquished property. It must be received by the earlier of 180 days after that transfer or the due date of the tax return for the transfer year, including extensions. The two periods run from the transfer; they are not added together. Confirm your actual dates and identification requirements with your qualified intermediary and tax adviser.
Sources: IRS Form 8824 instructions — deferred exchanges and deadlines ↗Who brings the exchange professionals together?
We coordinate with your qualified intermediary, tax adviser, lender and closing company, and can make introductions where needed. We handle brokerage; the independent intermediary handles exchange funds and the exchange arrangement, and your tax adviser handles tax structure and reporting. IRS rules generally disqualify your real estate agent from acting as the qualified intermediary.
Sources: IRS Publication 544 — qualified intermediaries and exchange proceeds ↗Can we talk before deciding whether to hold, lease or sell?
Yes. Bring the property details, current leases if any, the work it needs and what you want ownership to look like next. We can discuss sale and leasing options and the market evidence behind them. Your accountant can compare the after-tax outcomes and financing assumptions with you. There is no need to begin with a listing decision.
What makes a useful first conversation for an experienced owner?
The address, the objective, the decision-makers and the dates. Tell us what you have already researched and which advisers are involved. We can focus on the unresolved work: pricing, property search, access, missing records, negotiations or coordinating a sale with another purchase. We agree on the assignment and fee before taking it on.
Let’s discuss the property and your plans.
Start with the address or property type, what you want to change and any dates already in motion. If an exchange may be involved, tell us whether a sale is under contract. Please keep financial statements and confidential documents out of this form; we can discuss how to share them separately.
No obligation to list or enter a representation agreement by submitting this form.
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