Mixed-Use Property with Drive-Through
For Sale
$899,990
Pending
522 W Main, Bozeman, MT 59715
CommercialSale, Bozeman, MT
Property Size2,392 SF
Lot Size0.15 Acres
Days on Market85
Property Features for 522 W Main
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B2
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 6, Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 5, Bathroom 2
Parking features
On Street, Assigned, Garage
Directions
From Main Street and North 7th Ave. Turn left on Main and property is promptly on right side of street. May street park for showings. Also has back alley access.
Subdivision
1NE - Boz N of Main/E of 19th
Standard status
Pending
APN
RGG3855
Size
2,392 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
STORY ADD, S12, T02 S, R05 E, BLOCK E, LOT 9 & 10
Tax Annual Amount
6616
Legal Description
STORY ADD, S12, T02 S, R05 E, BLOCK E, LOT 9 & 10
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Listing Agency:
Realty One Group Peak
(406) 219-3075
Listed By:
Ashley Oakes-Lazosky · License #RBS-130029
(702) 281-1198
Added: Jun 1
Changed: Aug 19
Last Checked: Aug 24 at 8:06AM
MLS# 411653
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 2,392-square-foot mixed-use property was built in 1900 and includes two levels plus an unfinished basement. The main floor contains three enclosed offices, a full bathroom, and two sizable open areas that can accommodate reception, meetings, or additional workstations. The upper level adds several rooms, another full bathroom, and a separate rear entrance. The basement provides supplemental storage.
Parking includes three spaces along the front driveway, a large drive-through garage reached from the alley, and three more spaces within the fenced rear yard. The property is served by public water and public sewer, with electric heat and central air. B-2 zoning supports its mixed-use configuration, and the address is near downtown retail, dining, and transportation.
Parking includes three spaces along the front driveway, a large drive-through garage reached from the alley, and three more spaces within the fenced rear yard. The property is served by public water and public sewer, with electric heat and central air. B-2 zoning supports its mixed-use configuration, and the address is near downtown retail, dining, and transportation.
Key Highlights
- 2,392 SF mixed‑use building on 0.1492 acres
- B‑2 zoning with office and upper‑level room configuration
- Main level includes 3 private offices, 2 open workspaces, and a full bathroom
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
$35,188
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
3.91%
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%
$703,760
$703.8K
Cap Rate 7%
$502,686
$502.7K
Cap Rate 9%
$390,978
$391.0K
Market Conditions
NOI Build-Up for 2,392 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
$50.2K $21.00/SF
− Vacancy
−$3.3K −$1.39/SF
EGI
$46.9K $19.61/SF
− OpEx
−$11.7K −$4.90/SF
NOI
$35.2K $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%
$703,760
Cap Rate 7%
$502,686
Cap Rate 9%
$390,978
Alternative Uses
Best Use
Office B
$502.7K
$439.9K – $586.5K
NOI $35,188 @ 7.0% cap · market cap 3.91%
Second Best
Mixed Use
$470.0K
$411.3K – $548.4K
NOI $32,902 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$624.6K
$546.5K – $728.7K
NOI $43,722 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,844
Businesses Nearby
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.
Frequently Asked Questions
What type of property is this?
Mixed-use property - B-2-zoned commercial building with office areas, upper-level rooms, storage, and multiple on-site parking options.
Where is this mixed-use property located?
The property is located at 522 W Main Bozeman, MT.
What is the asking price?
The asking price for this property is $899,990.
What are key features of this property?
This property features: 2,392 SF mixed‑use building on 0.1492 acres; B‑2 zoning with office and upper‑level room configuration; Main level includes 3 private offices, 2 open workspaces, and a full bathroom
