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10011 Gateway Dr - Lolo Mobile Home & RV Park + Commercial Lot 12.17 Acres of Commercial Land Offered at $7,500,000 in Lolo, MT 59847
Investment Highlights
- Month-to-month leases across 52 sites allow immediate mark-to-market rent adjustments
- Billboard and storage shed ground leases provide passive income with renegotiation potential
- ±1.36-AC of open green space offers infill expansion potential
- 1-AC commercial lot with excellent exposure of ±19,545 VPD, Highway 93 frontage positions for build-to-suit or owner-user premium
- Two wells at ±150 GPM support site reconfiguration or added density, subject to approvals
- Affordable housing demand in the Bitterroot Valley supports sustained occupancy and rent floor
Executive Summary
Positioned along the highly traveled US Highway 93 corridor in Lolo, Montana, this rare investment opportunity combines an established (Tract C) 11.17-acre mobile home and RV park with a separate (Lot 8C) 1-acre commercial parcel offering outstanding highway frontage/exposure and long-term development potential. Located just 10 minutes south of Missoula at the gateway to the rapidly growing Bitterroot Valley, the property benefits from one of Western Montana's busiest transportation corridors and provides diversified income with future upside.
The property’s commercial frontage offers exceptional visibility for retail, office, service, or mixed-use development, while the established mobile home/RV park provides stable rental income and addresses the region’s ongoing demand for affordable housing. The combination of commercial development potential and residential income creates a diversified investment with multiple revenue streams.
This is a high-performing park with income generated from 29 mobile home spaces, 23 RV spaces, 1 residence, lot rent from the 1-acre commercial site on Hwy 93, and from the off-premise sign pad area on the commercial site. With operating expenses at 30% of the effective gross income your net operating income remains strong over the life of this investment.
Data Room Click Here to Access
- Supplemental Docs & Financials
Financial Summary (Pro Forma - 2026) Click Here to Access |
Annual | Annual Per AC |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
-
|
-
|
| Operating Expenses |
-
|
-
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Pro Forma - 2026) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
| Taxes | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Operating Expenses | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
Property Facts
| Price | $7,500,000 | Property Type | Land |
| Sale Type | Investment | Property Subtype | Commercial |
| Sale Condition | Build to Suit | Proposed Use | |
| No. Lots | 1 | Total Lot Size | 12.17 AC |
| Zoning | None - UnZoned | ||
| Price | $7,500,000 |
| Sale Type | Investment |
| Sale Condition | Build to Suit |
| No. Lots | 1 |
| Property Type | Land |
| Property Subtype | Commercial |
| Proposed Use | |
| Total Lot Size | 12.17 AC |
| Zoning | None - UnZoned |
1 Lot Available
Lot Tr C & 8C
| Price | $7,500,000 | Lot Size | 12.17 AC |
| Price Per AC | $616,269.52 |
| Price | $7,500,000 |
| Price Per AC | $616,269.52 |
| Lot Size | 12.17 AC |
This rare investment opportunity combines an established (Tract C) 11.17-acre mobile home and RV park with a separate (Lot 8C) 1-acre commercial parcel offering outstanding highway frontage/exposure and long-term development potential.
Description
Family-owned and maintained for approximately 44 years, the offering consists of two contiguous parcels totaling 12.17 acres. The mobile home community includes 29 individually metered mobile-home sites, a 900 SF, 2-bedroom/1-bath single-family residence, and 23 year-round full-hookup RV sites. Occupancy remains 98%, with the only vacancy intentional for maintenance of pump house. All tenants are currently on month-to-month leases, providing immediate value-add potential through future rent adjustments to market rates. The mobile/RV park (Tract C) features generously sized sites with dedicated parking, excess irrigated open green space, shop, pump house with shower/restroom facilities, an additional RV pump house, and private utility infrastructure served by two wells producing approximately 150 gallons per minute, offering capacity for future site reconfiguration or expansion, subject to applicable approvals. The separate (Lot 8C) 1-acre commercial parcel offers approximately 320 feet of frontage on US Highway 93, with exposure to approximately 19,545 vehicles per day (AADT 2026). The parcel currently generates passive income through a billboard lease and storage shed ground lease while offering exceptional potential for future commercial development, owner-user occupancy, or build-to-suit opportunities. Public water (1) hook-up is available, providing additional flexibility for future improvements. This is a rare opportunity to acquire a well-established, income-producing asset with multiple revenue streams, exceptional highway exposure, and significant long-term upside in one of Western Montana's strongest growth markets.
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10011 Gateway Dr - Lolo Mobile Home & RV Park + Commercial Lot
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