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    The Largest CRE Database in the US with Over 1 Million Listings

    12977 Cottonwood Rd Bozeman, MT 59718

    Sponsored
    For Sale
    Pending
    $1,650,000

    MULTI_FAMILY - Ranch - Bozeman, MT

    Type:Single Family Residence
    Lot size:
    4.03 Acres
    Days on Market:
    11
    Last Refresh:
    Jan 30 at 6:06 pm

    Property Features for 12977 Cottonwood Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    Standard status
    Pending
    APN
    RHG10785
    Patio and Porch features
    Porch
    Interior features
    WindowTreatments
    Exterior features
    Garden, GravelDriveway, Landscaping
    Fencing
    Perimeter
    Appliances
    Dryer, Dishwasher, Range, Refrigerator, Washer
    Lot size
    4.03 Acres

    Utilities

    Heating system
    Propane (Heating)
    Cooling system
    Varies by Unit
    Water front features
    Creek
    Water front
    1

    Building Details

    Year built
    1900
    Floors in Building
    1
    Number of units
    3
    Flooring type
    Hardwood, Laminate
    Building materials
    Hardboard
    Roof type
    Asphalt, Metal, Shingle
    Architectural style
    Ranch
    Additional Structures
    Greenhouse

    We can help!

    Listing Contact
    Tamara Williams
    Tamara Williams

    Tamara Williams and Company (406) 223-6823

    Listing agent Tamara Williams (406) 223-6823 License #BRO-53659

    Listing date Jan 20, 2026

    MLS# 407285 Listing URL

    Copyright © 2026 Big Sky Country MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Restored Farmhouse with ADUs and Land

    This countryside property in Cottonwood Canyon features a restored two-story farmhouse with custom woodwork, inset blinds, detailed trim, butcher block countertops, bamboo floors, glass knobs, and a built-in pantry. There are also two single-story, 1-bedroom, 1-bath accessory dwelling units (ADUs), each with mini-split systems and fenced yards. The newer ADU includes a loft and vaulted ceilings, while the original ADU has been fully reimagined. The property is set up for horses and includes a workshop with hay storage. An outdoor oven and campfire ring are located near a creek. Lush gardens with herbs, flowers, and fruit trees surround a greenhouse, chicken coop, and run. The perimeter is equipped with electric fencing. A detached shop for the primary home includes a garage, lean-to storage, and an extra room. The property offers opportunities for hobby farming, entertaining, and multi-generational living on 4.03 acres. The septic for the main house is permitted for 2 bedrooms.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Restaurant Gym & Fitness

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Bozeman
    County
    Gallatin
    State
    Montana
    Longitude
    -111.120861
    Latitude
    45.568343

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    FAQs

    What type of property is this?
    Horse & equestrian property - Hobby farm with restored farmhouse, ADUs, workshop, and outdoor space.
    Where is this horse & equestrian property located?
    The property is located at 12977 Cottonwood Rd Bozeman, MT.
    What is the asking price?
    The asking price for this property is $1,650,000.
    What are key features of this property?
    This property features: - Restored farmhouse with custom woodwork, butcher block countertops, and bamboo floors.; - Two accessory dwelling units (ADUs) with separate fenced yards, suitable for guests, rental income, or multigenerational living.; - Property is set up for horses with a workshop (28 feet deep!) with hay storage.
    (406) 223-6823
    Request Owner's contact information
    12977 Cottonwood Rd Bozeman, MT 59718
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    Bozeman, MT 59718
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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
    12977 Cottonwood Rd Bozeman, MT 59718
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    We can help!
    Listing Contact
    Tamara Williams
    Tamara Williams
    Real Estate License ID: BRO-53659
    (406) 223-6823
    Learn more
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