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    Established Retail Business in Livingston Title is generated by Realmo AI

    108 N 2nd Street, Livingston, MT 59047

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    Claim this Listing
    For Sale
    $400,000

    COMMERCIAL - Livingston, MT

    Property size:
    5,630 SF
    Lot size:
    0.08 Acres
    Price / SF:
    $71/SF
    Added:
    Feb 16, 2026
    Days on Market:
    85
    Last Refresh:
    May 12 at 9:06 pm

    Property Features for 108 N 2nd Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    B3 - Central Business
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking features
    On Street
    Standard status
    Active
    APN
    0000005830
    Size
    5,630 SF
    Lot size
    0.08 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LIVINGSTON ORIGINAL TOWNSITE, S13, T02 S, R09 E, BLOCK 61, LOT 26
    Tax Annual Amount
    8644

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Baseboard, Natural Gas
    Water source
    Public

    Building Details

    Year built
    1925

    We can help!

    Listing Contact
    Charlie Eubank
    Charlie Eubank

    Listing agent Charlie Eubank License #BRO-62175

    Listing office Small Dog Realty 1970 Stadium Drive, Suite 1, Bozeman, MT

    Listing date Feb 16, 2026

    MLS# 408677

    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.

    HighLights

    • Established retail business (Obsidian Collection) with a solid customer base
    • Prime location in historic downtown Livingston, Montana
    • Opportunity to own an anchor business
    • Includes lease, assets, and inventory
    • Charming storefront
    • Includes storage, office, and half bath

    Overview

    This is an opportunity to own an established retail business in downtown Livingston, Montana. The well-known Obsidian Collection gift shop, a key store in the area, offers exclusive vendor lines. The property is located on the main floor and provides a retail space where the Obsidian Collection operates. The 5,630 square-foot property includes a charming store front, storage, office, and half bath. The business opportunity includes a lease, assets, inventory, and a solid customer base. The property is zoned B3 - Central Business and sits on a lot of 0.0803 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Nutrition Insight Physician Crazy Woman Massage ... Alternative Medicine Practice Obsidian Collection (Bike/Boat/Book/etc) Store Second Street Suite Hotel & Motel #LivingstonMuralTrail Resort

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Livingston
    County
    Park
    State
    Montana
    Longitude
    -110.561334
    Latitude
    45.661133

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    FAQs

    What type of property is this?
    Retail space - Anchor business opportunity in historic downtown Livingston, Montana.
    Where is this retail space located?
    The property is located at 108 N 2nd Street Livingston, MT.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: Established retail business (Obsidian Collection) with a solid customer base; Prime location in historic downtown Livingston, Montana; Opportunity to own an anchor business
    (406) 223-3661
    We can help!
    Listing Contact
    Charlie Eubank
    Charlie Eubank
    Real Estate License ID: BRO-62175
    Learn More
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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.

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