Shopping Center Site with Approved Car Wash
For Sale
$2,950,000
Pending
3100 W Main Street, Bozeman, MT 59718
COMMERCIAL - Bozeman, MT
Property Size8,706 SF
Lot Size1.18 Acres
Days on Market133
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 4
Last Checked: Aug 11 at 7:06PM
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 shopping center site includes an existing building built in 1958, with 8,706 square feet on a 1.18-acre lot. The property is described as having “good bones,” with the building able to be repurposed, but it needs a lot of work. A site plan was previously approved for a car wash, though the plan is not limited to that use.
The property is located at 3100 W Main Street in Bozeman, Montana (Gallatin County). Public water and public sewer services are available at the site.
With the approved car wash concept and existing retail-oriented improvements, the site may be of interest for redevelopment planning where utilities are already in place.
The property is located at 3100 W Main Street in Bozeman, Montana (Gallatin County). Public water and public sewer services are available at the site.
With the approved car wash concept and existing retail-oriented improvements, the site may be of interest for redevelopment planning where utilities are already in place.
Key Highlights
- 1.18‑acre shopping center site at 3100 W Main Street, Bozeman, MT
- Existing building totals 8,706 SF
- Year built: 1958
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
$122,215
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
4.14%
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%
$2,444,300
$2.4M
Cap Rate 7%
$1,745,929
$1.7M
Cap Rate 9%
$1,357,944
$1.4M
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
$174.5K $20.04/SF
− Vacancy
−$11.5K −$1.32/SF
EGI
$163.0K $18.72/SF
− OpEx
−$40.7K −$4.68/SF
NOI
$122.2K $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%
$2,444,300
Cap Rate 7%
$1,745,929
Cap Rate 9%
$1,357,944
Alternative Uses
Best Use
Specialty Retail
$1.75M
$1.53M – $2.04M
NOI $122,215 @ 7.0% cap · market cap 4.14%
Second Best
Retail
$1.46M
$1.28M – $1.70M
NOI $102,017 @ 7.0% cap · market cap 3.46%
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
1,135
Businesses Nearby
286k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 22%
Groceries 22%
Dining 22%
Shops & Services 13%
Albertsons
Groceries
35,065 visits/mo
0.4 miles
Regal Cinemas Gallatin Valley Stadium 11
Leisure
33,006 visits/mo
0.2 miles
Macy's
Apparel
30,990 visits/mo
0.4 miles
Whole Foods Market
Groceries
27,606 visits/mo
0.4 miles
Kohl's
Apparel
27,031 visits/mo
0.4 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?
Shopping center - Retail shopping center building on public utilities with an approved car wash site plan for redevelopment in Bozeman.
Where is this shopping center 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 shopping center site at 3100 W Main Street, Bozeman, MT; Existing building totals 8,706 SF; Year built: 1958
