Bar, Restaurant &
For Sale
Under Contract
$495,000
2131 W Arrow Creek Road, Ballantine, MT 59006
COMMERCIAL - Ballantine, MT
Property Size3,840 SF
Lot Size1.64 Acres
Price / SF$128.91
Days on Market182
Property Features for 2131 W Arrow Creek Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
100
Security features
Security
Appliances
Refrigerator
Subdivision
(10) Shepherd;Huntley;Ballatine;Worden;Pompeys Pillar
Standard status
Active Under Contract
APN
D08317
Size
3,840 SF
Lot size
1.64 Acres
Taxes and HOA fees
Tax Description
S08, T02 N, R29 E, C.O.S. 1183 AMD, PARCEL 1A, AMD TR 1 (07) 1.644 AC
Tax Annual Amount
1995
Legal Description
S08, T02 N, R29 E, C.O.S. 1183 AMD, PARCEL 1A, AMD TR 1 (07) 1.644 AC
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Well
Amenities
outdoor stage
Building Details
Year built
1972
Floors in Building
1
Building materials
MetalSiding
Listing Agency:
Century 21 Hometown Brokers · Century 21 Real Estate
(406) 294-2121
Listed By:
Shane Bancroft · License #RRE-RBS-LIC-99721
(406) 591-0323
Added: Feb 20
Changed: Aug 7
Last Checked: Aug 21 at 8:06AM
MLS# 346541
Copyright © 2026 Billings Association of Realtors. 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 established bar, restaurant, and casino includes the business, building, and land. The offering is described as having equipment included to support a true turn-key operation, along with an outdoor stage for summer events. The property includes a 1.644-acre parcel with room for parking, concerts, events, and growth. The building is a 3,840-square-foot structure constructed with metal siding, built in 1972.
Located at an interstate exit on I-90 near Ballantine in Yellowstone County, the site benefits from high visibility associated with an off-ramp location. The property is served by a well for water and a septic tank for sewer.
Operational comfort is supported by forced air heating with natural gas and central air cooling.
Located at an interstate exit on I-90 near Ballantine in Yellowstone County, the site benefits from high visibility associated with an off-ramp location. The property is served by a well for water and a septic tank for sewer.
Operational comfort is supported by forced air heating with natural gas and central air cooling.
Key Highlights
- 1.644‑acre parcel with room for parking, concerts, events, and growth
- Located at an interstate exit on I‑90
- Bar, restaurant, and casino with business, building, and land included
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
$24,077
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
4.86%
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%
$481,540
$481.5K
Cap Rate 7%
$343,957
$344.0K
Cap Rate 9%
$267,522
$267.5K
Market Conditions
NOI Build-Up for 3,840 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
$57.6K $15.00/SF
− Vacancy
−$6.9K −$1.80/SF
EGI
$50.7K $13.20/SF
− OpEx
−$26.6K −$6.93/SF
NOI
$24.1K $6.27/SF
Area
Yellowstone County, MT
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$481,540
Cap Rate 7%
$343,957
Cap Rate 9%
$267,522
Alternative Uses
Best Use
Specialty Retail
$803.9K
$703.4K – $937.9K
NOI $56,272 @ 7.0% cap · market cap 11.37%
Second Best
Hotel Hospitality
$344.0K
$301.0K – $401.3K
NOI $24,077 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$834.2K
$729.9K – $973.2K
NOI $58,393 @ 7.0% cap · market cap 11.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 59006, MT
937
Population
504
Households
1.9
Avg Household Size
41
Median Age
9%
College-Educated
91%
High-School Grad
61.8 sq mi
ZIP Area
15
Density / Sq Mi
$47,670
Median Household Income
$43,750
Median Earnings
$852
Median Rent
$240,800
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?
Casino - Bar, restaurant, and casino on a parcel set at an I-90 interstate exit, with equipment included for operation.
Where is this casino located?
The property is located at 2131 W Arrow Creek Road Ballantine, MT.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 1.644‑acre parcel with room for parking, concerts, events, and growth; Located at an interstate exit on I‑90; Bar, restaurant, and casino with business, building, and land included
