Spa and Wellness Property with
For Sale
$1,774,800
4055 Valley Commons Drive, Bozeman, MT 59715
CommercialSale, Bozeman, MT
Property Size4,732 SF
Price / SF$375.06
Days on Market174
Property Features for 4055 Valley Commons Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
BP
Directions
West on Main Street, Right on Fergson and Right on Valley Commons
Subdivision
1NW - Boz N of Main/W of 19th
Standard status
Active
APN
RGG47757, RGG47758, RGG47759
Size
4,732 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
WEST VALLEY COMMERCIAL CONDO, S10, T02 S, R05 E, BUILDING 2, UNITS E, F, and G
Tax Annual Amount
18418
HOA Fee
$4,492 Quarterly
Legal Description
WEST VALLEY COMMERCIAL CONDO, S10, T02 S, R05 E, BUILDING 2, UNITS E, F, and G
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Window Unit(s), Central Air
Water source
Public
Amenities
shared common-area restrooms
individual A/C units
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 3:06PM
MLS# 409017
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 spa and wellness property contains approximately 4,732 square feet across legally distinct Units E, F, and G. The configuration includes 18 treatment rooms or office suites, a reception and waiting area, a large studio, storage areas, and shared restrooms. Unit F includes a kitchenette, six treatment rooms, storage, and access to a covered deck. Unit G adds five offices, a sink with granite countertops and cabinetry, and another covered deck. Unit E provides seven additional office suites, several with sink plumbing, plus storage with washer and dryer hookups.
Ten treatment rooms have windows, while individual A/C units serve each suite. Elevator access connects to the second floor, and the property includes 25+ dedicated parking spaces along with additional off-street parking. Public water and public sewer serve the property. Built in 1998, the building uses forced-air natural gas heating and offers both window-unit and central-air cooling. Units E, F, and G may be sold separately.
Ten treatment rooms have windows, while individual A/C units serve each suite. Elevator access connects to the second floor, and the property includes 25+ dedicated parking spaces along with additional off-street parking. Public water and public sewer serve the property. Built in 1998, the building uses forced-air natural gas heating and offers both window-unit and central-air cooling. Units E, F, and G may be sold separately.
Key Highlights
- Approximately 4,732 square feet with 18 treatment rooms or office suites
- Three legally distinct units—E, F, and G—may be sold separately
- Large studio supports wellness practices, classes, workshops, and gatherings
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
$69,610
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
3.92%
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%
$1,392,200
$1.4M
Cap Rate 7%
$994,429
$994.4K
Cap Rate 9%
$773,444
$773.4K
Market Conditions
NOI Build-Up for 4,732 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
$99.4K $21.00/SF
− Vacancy
−$6.6K −$1.39/SF
EGI
$92.8K $19.61/SF
− OpEx
−$23.2K −$4.90/SF
NOI
$69.6K $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%
$1,392,200
Cap Rate 7%
$994,429
Cap Rate 9%
$773,444
Alternative Uses
Best Use
Office B
$994.4K
$870.1K – $1.16M
NOI $69,610 @ 7.0% cap · market cap 3.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,493 @ 7.0% cap · market cap 4.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Office units
Location Intelligence
Trade Area within ½ mile
584
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59715, MT
37,286
Population
17,116
Households
2.2
Avg Household Size
30
Median Age
68%
College-Educated
98%
High-School Grad
294.9 sq mi
ZIP Area
126
Density / Sq Mi
$85,000
Median Household Income
$31,646
Median Earnings
$1,376
Median Rent
$755,300
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 - Multi-suite wellness space offers treatment rooms, offices, reception, storage, and a flexible gathering studio.
Where is this spa & wellness property located?
The property is located at 4055 Valley Commons Drive Bozeman, MT.
What is the asking price?
The asking price for this property is $1,774,800.
What are key features of this property?
This property features: Approximately 4,732 square feet with 18 treatment rooms or office suites; Three legally distinct units—E, F, and G—may be sold separately; Large studio supports wellness practices, classes, workshops, and gatherings
