Commercial Land with Existing
For Sale
$2,950,000
Pending
3100 W Main Street, Bozeman, MT 59718
Land, Bozeman, MT
Property Size8,706 SF
Lot Size1.18 Acres
Days on Market161
Property Features for 3100 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B2
Directions
Gallatin Valley Mall area off Huffine
Subdivision
1NW - Boz N of Main/W of 19th
Standard status
Pending
APN
RGG7132
Size
8,706 SF
Lot size
1.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S11, T02 S, R05 E, ACRES 1.009, TRACT 2 AS DESIG ASSRS PLAT BEING 150' X 300' LESS HWRY BURONEPE ANNEXATION
Tax Annual Amount
22162
Legal Description
S11, T02 S, R05 E, ACRES 1.009, TRACT 2 AS DESIG ASSRS PLAT BEING 150' X 300' LESS HWRY BURONEPE ANNEXATION
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1958
Listing Agency:
Bozeman Real Estate Group
(406) 587-1717
Listed By:
Brett Tudsbury · License #BRO-13547
(406) 209-4500
Added: Apr 1
Changed: Aug 19
Last Checked: Sep 8 at 1:06PM
MLS# 409670
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.
Investment Insights
Based on property information with market context.
This 1.18-acre commercial land property at 3100 W Main Street includes an 8,706-square-foot building constructed in 1958. The existing structure requires substantial work but may be repurposed as part of a broader redevelopment plan. Public water and public sewer serve the property.
The site is in the Gallatin Valley Mall area of Bozeman, near Whole Foods, Arhaus, Lululemon, Ace Hardware, and Petco. A site plan was previously approved for a car wash, although the property is not limited to that use.
The site is in the Gallatin Valley Mall area of Bozeman, near Whole Foods, Arhaus, Lululemon, Ace Hardware, and Petco. A site plan was previously approved for a car wash, although the property is not limited to that use.
Key Highlights
- 1.18‑acre commercial land parcel in Bozeman
- Existing 8,706‑square‑foot building constructed in 1958
- Public water and public sewer serve the property
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$102,017
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.46%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,040,340
$2.0M
Cap Rate 7%
$1,457,386
$1.5M
Cap Rate 9%
$1,133,522
$1.1M
Market Conditions
NOI Build-Up for 8,706 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$156.7K $18.00/SF
− Vacancy
−$11.0K −$1.26/SF
EGI
$145.7K $16.74/SF
− OpEx
−$43.7K −$5.02/SF
NOI
$102.0K $11.72/SF
Area
Gallatin County, MT
Vacancy
7.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,040,340
Cap Rate 7%
$1,457,386
Cap Rate 9%
$1,133,522
Alternative Uses
Best Use
Retail
$1.46M
$1.28M – $1.70M
NOI $102,017 @ 7.0% cap · market cap 3.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.27M
$1.99M – $2.65M
NOI $159,132 @ 7.0% cap · market cap 5.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
773
Businesses Nearby
266k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 26%
Apparel 23%
Groceries 23%
Leisure 12%
Regal Cinemas Gallatin Valley Stadium 11
Leisure
33,006 visits/mo
0.2 miles
Rosauers
Groceries
32,426 visits/mo
0.2 miles
Macy's
Apparel
30,990 visits/mo
0.1 miles
Whole Foods Market
Groceries
27,606 visits/mo
0.0 miles
Kohl's
Apparel
27,031 visits/mo
0.2 miles
Demographics for 59718, MT
43,831
Population
19,765
Households
2.2
Avg Household Size
33
Median Age
57%
College-Educated
97%
High-School Grad
164.5 sq mi
ZIP Area
266
Density / Sq Mi
$91,852
Median Household Income
$44,915
Median Earnings
$1,748
Median Rent
$579,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Redevelopment site with an existing structure, public utilities, and a prior car wash site plan approval.
Where is this commercial land located?
The property is located at 3100 W Main Street Bozeman, MT.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 1.18‑acre commercial land parcel in Bozeman; Existing 8,706‑square‑foot building constructed in 1958; Public water and public sewer serve the property
