10011 Gateway Road

About this listing

12.17 AC | 4.46% CAP | 52-Site MH & RV Park w/Single Residence + 1-AC Hwy 93 Commercial Lot

STABLE CASH FLOW MEETS FUTURE DEVELOPMENT OPPORTUNITY
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.
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 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.
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.

AREA

Located just 10 minutes south of Missoula, Lolo serves as the primary gateway between Missoula and the rapidly growing Bitterroot Valley, exposing the property to consistent commuter, tourism, and commercial traffic. US Highway 93 is the region’s main north-south transportation corridor connecting Missoula, Lolo, Florence, Stevensville, Hamilton, and beyond, making this an ideal location for businesses seeking maximum exposure and convenience.
Surrounding the property are a variety of established businesses and services, including Lolo Hardware, Tractor Supply Co., Sport Land Trailer & RV Sales, Lolo Peak Storage, fuel stations, restaurants, and neighborhood retail, reinforcing the area’s strong commercial presence and steady customer base.

With continued population growth throughout Missoula County and the Bitterroot Valley, limited highway commercial inventory, and increasing demand for workforce housing, this property offers investors a compelling opportunity to own a strategically located asset with existing cash flow and future development upside.