270 Cottonwood Camp Rd
Fort Smith, MT 59035
Cottonwood Camp On The Bighorn · Specialty Property For Sale · 12,521 SF

Cottonwood Camp is an established RV, lodging, and outfitter business catering to fishing enthusiasts on the Bighorn River. Numerous income sources include lodging, RV and tent spaces, fly shop, fishing guide service, and shuttle service. The camp is located less than a mile from the Lind Access boat ramp at mile 3 on the Bighorn River. It is the only lodging in the area to offer kitchens, drawing outdoor enthusiasts and families seeking freedom and flexibility. Cottonwood Camp has been in operation for over 35 years. 75% of the camp’s visitors are return clients with currently no advertising other than limited advertising to fly fishing enthusiasts. Extensive capital improvements exceeding $500,000 have been completed during the past 5 years. Billings MT Airport is 90 minutes away with direct flights to Denver, Salt Lake City, Seattle, Dallas - Ft Worth, Minneapolis, and Portland (depart Denver at 8 AM, be on the river by lunch time). Fort Smith’s 3,800 foot airfield is located 3 miles from the property. Bighorn National Recreation Area and Hunters not Currently Marketed To. Little Exposure on Good Sam Network, State Tourism Board, or Other RV and Tourism Websites. Nine+ Additional Acres Available for Development. Additional Income Opportunities through More Cabins, RV and Tent Spaces, RV Services, Food Service, Convenience Store and More. Offered at 11.1% CAP Rate on 2019 Income (17% Cash on Cash Return in Year 1).