Wellness Property with
For Sale
$1,199,800
4050 Valley Commons Drive, Bozeman, MT 59718
CommercialSale, Bozeman, MT
Property Size3,311 SF
Price / SF$362.37
Days on Market174
Property Features for 4050 Valley Commons Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B2
Directions
West on Main Street, Right on Ferguson and Right on Valley Commons
Subdivision
1NW - Boz N of Main/W of 19th
Standard status
Active
APN
RGG47758
Size
3,311 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
WEST VALLEY COMMERCIAL CONDO, S10, T02 S, R05 E, BUILDING 2, UNIT F & UNIT G
Tax Annual Amount
12977
HOA Fee
$3,144 Quarterly
Legal Description
WEST VALLEY COMMERCIAL CONDO, S10, T02 S, R05 E, BUILDING 2, UNIT F & UNIT G
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
shared common-area restrooms
individual air-conditioning units
covered deck
Building Details
Year built
1998
Listing Agency:
Aspire Realty
(406) 577-2520
Listed By:
Arison Antonucci-Burns · License #BRO-1487
(406) 570-0632
Added: Mar 2
Changed: Aug 19
Last Checked: Aug 23 at 4:06PM
MLS# 409014
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 second-floor wellness property comprises approximately 3,311 square feet in Units F and G, with 11 treatment rooms and a large studio suited to classes, workshops, educational events, and practitioner gatherings. Unit F provides the main reception and waiting area, six treatment rooms, a kitchenette, storage, and access to a covered deck. Unit G adds five treatment rooms, storage, a sink, granite countertops, cabinetry, and a second covered deck. Individual suite air-conditioning, shared restrooms, elevator service, and public water and sewer support the existing configuration.
The property includes more than 20 designated on-site parking spaces along with additional off-street parking. Covered decks provide south-facing and northeastern views, including views toward the Bridger Mountains. Adjacent Unit E contains 1,400+ additional square feet and seven treatment rooms and may be acquired separately or combined with Units F and G for approximately 4,732 square feet. The building was constructed in 1998 and uses natural gas and forced-air heating with central air-conditioning.
The property includes more than 20 designated on-site parking spaces along with additional off-street parking. Covered decks provide south-facing and northeastern views, including views toward the Bridger Mountains. Adjacent Unit E contains 1,400+ additional square feet and seven treatment rooms and may be acquired separately or combined with Units F and G for approximately 4,732 square feet. The building was constructed in 1998 and uses natural gas and forced-air heating with central air-conditioning.
Key Highlights
- Approximately 3,311 square feet across Units F and G
- 11 treatment rooms plus a large studio for classes, workshops, and gatherings
- Adjacent Unit E offers 1,400+ additional square feet and seven treatment rooms
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
$48,706
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
4.06%
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%
$974,120
$974.1K
Cap Rate 7%
$695,800
$695.8K
Cap Rate 9%
$541,178
$541.2K
Market Conditions
NOI Build-Up for 3,311 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
$69.5K $21.00/SF
− Vacancy
−$4.6K −$1.39/SF
EGI
$64.9K $19.61/SF
− OpEx
−$16.2K −$4.90/SF
NOI
$48.7K $14.71/SF
Area
Gallatin County, MT
Vacancy
6.60%
Lease Rate
$21.00 /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%
$974,120
Cap Rate 7%
$695,800
Cap Rate 9%
$541,178
Alternative Uses
Best Use
Office B
$695.8K
$608.8K – $811.8K
NOI $48,706 @ 7.0% cap · market cap 4.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$864.6K
$756.5K – $1.01M
NOI $60,520 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
584
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Ascend Wellness: Chiropractic & Acupuncture — 3508 Laramie Dr #3, Bozeman, MT 59718
- Yellowstone Acupuncture — 3985 Valley Commons Dr, Bozeman, MT 59718
- Vitality Acupuncture - Valerie Schwankl, L.Ac. — 3985 Valley Commons Dr, Bozeman, MT 59718
- Health In Motion Physical Therapy + Wellness — 3985 Valley Commons Dr, Bozeman, MT 59718
- Restore Hyper Wellness — 1040 Fowler Ave UNIT 205, Bozeman, MT 59718
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Configured wellness suites offer treatment rooms, reception space, a class studio, decks, elevator access, and dedicated parking.
Where is this spa & wellness property located?
The property is located at 4050 Valley Commons Drive Bozeman, MT.
What is the asking price?
The asking price for this property is $1,199,800.
What are key features of this property?
This property features: Approximately 3,311 square feet across Units F and G; 11 treatment rooms plus a large studio for classes, workshops, and gatherings; Adjacent Unit E offers 1,400+ additional square feet and seven treatment rooms
