Historic Mixed-Use
For Sale
$995,000
21 Main Street, Willow Creek, MT 59760
CommercialSale, Willow Creek, MT
Property Size5,760 SF
Lot Size0.10 Acres
Price / SF$172.74
Days on Market86
Property Features for 21 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B1
Parking features
On Street
Directions
Three Forks to Willow Creek on Old Yellowstone Trail. Follow curve. Building is first building on right.
Subdivision
4TSW - Three Forks South/Willow Creek
Standard status
Active
APN
REC10576
Size
5,760 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
WILLOW CREEK ORIGINAL TOWNSITE, S19, T01 N, R01 E, BLOCK 2, ACRES 0.098, S 25' OF E 170' OF LOT 5
Tax Annual Amount
2970
Legal Description
WILLOW CREEK ORIGINAL TOWNSITE, S19, T01 N, R01 E, BLOCK 2, ACRES 0.098, S 25' OF E 170' OF LOT 5
Utilities
Sewer type
Public Sewer
Heating system
Other (Heating), Forced Air
Cooling system
Ceiling Fan(s), Window Unit(s)
Water source
Well
Building Details
Year built
1920
Listing Agency:
Keller Williams Montana Realty · Keller Williams Realty
(406) 522-7000
Listed By:
Jaime Edmundson · License #RBS-79933
(406) 600-4190
Added: Jun 8
Changed: Aug 19
Last Checked: Sep 1 at 3:06PM
MLS# 412057
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 5,760-square-foot mixed-use property occupies a historic building constructed in 1920. The main floor contains restaurant and saloon areas, dining space, and a commercial kitchen. A three-bedroom, one-bath apartment is positioned on the upper level, creating an integrated residential component within the building.
The property is located at 21 Main Street in Willow Creek, between Bozeman and Three Forks. The site measures 0.098 acres and includes on-street parking. Building systems include forced-air heating, ceiling fans, and window unit cooling. Water is supplied by a well, and the property is connected to public sewer.
The property is located at 21 Main Street in Willow Creek, between Bozeman and Three Forks. The site measures 0.098 acres and includes on-street parking. Building systems include forced-air heating, ceiling fans, and window unit cooling. Water is supplied by a well, and the property is connected to public sewer.
Key Highlights
- 5,760‑square‑foot mixed‑use property in a building constructed in 1920
- Main level includes restaurant, saloon, dining areas, and a commercial kitchen
- Upper‑level apartment has 3 bedrooms and 1 bath
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
$80,859
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
8.13%
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%
$1,617,180
$1.6M
Cap Rate 7%
$1,155,129
$1.2M
Cap Rate 9%
$898,433
$898.4K
Market Conditions
NOI Build-Up for 5,760 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
$115.4K $20.04/SF
− Vacancy
−$7.6K −$1.32/SF
EGI
$107.8K $18.72/SF
− OpEx
−$27.0K −$4.68/SF
NOI
$80.9K $14.04/SF
Area
Gallatin County, MT
Vacancy
6.60%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,617,180
Cap Rate 7%
$1,155,129
Cap Rate 9%
$898,433
Alternative Uses
Best Use
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $80,859 @ 7.0% cap · market cap 8.13%
Second Best
Mixed Use
$1.13M
$990.4K – $1.32M
NOI $79,229 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$1.50M
$1.32M – $1.75M
NOI $105,284 @ 7.0% cap · market cap 10.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Explore this area
Business Placement
Demographics for 59760, MT
269
Population
116
Households
2.3
Avg Household Size
44
Median Age
17%
College-Educated
91%
High-School Grad
45.6 sq mi
ZIP Area
6
Density / Sq Mi
$69,167
Median Household Income
$36,250
Median Earnings
$867
Median Rent
$239,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Restaurant and saloon space occupies the main level, with a three-bedroom apartment above.
Where is this mixed-use property located?
The property is located at 21 Main Street Willow Creek, MT.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 5,760‑square‑foot mixed‑use property in a building constructed in 1920; Main level includes restaurant, saloon, dining areas, and a commercial kitchen; Upper‑level apartment has 3 bedrooms and 1 bath
