Sportsman Lodge | Lodging, Cabins & RV Park | Melrose, MT

<p><span style="color: rgba(34, 34, 34, 1)">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.​</span></p><p></p><p><span style="color: rgba(34, 34, 34, 1)">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.​</span></p><p></p><p><span style="color: rgba(34, 34, 34, 1)">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.​</span></p><p></p><p><span style="color: rgba(34, 34, 34, 1)">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.​</span></p><p></p><p><span style="color: rgba(34, 34, 34, 1)">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.​</span></p><p></p><p><span style="color: rgba(34, 34, 34, 1)">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.​</span></p><p></p>

BUSINESS DESCRIPTIONThis is a rare opportunity to acquire a fully operational Western hospitality destination combining historic lodging, restaurant and bar operations, events, recreation, entertainment and meaningful development potential within a single, highly differentiated property.Set on approximately 13 forested acres, the property includes 14 furnished historic cabin units, a 4,500-square-foot main lodge, full-service restaurant and saloon, commercial kitchen, staff housing, storage and barn facilities, outdoor gathering areas and approximately five underutilized acres with future expansion potential**. The offering also includes a substantial inventory of furniture, fixtures, hospitality equipment, recreational assets, maintenance equipment and operating infrastructure, allowing a new owner to step into an established business rather than begin with a redevelopment project.Originally created as an authentic Western lodge and gathering place, the property was dormant for more than a decade before being acquired in 2024 and comprehensively revitalized. Significant capital has since been invested in renovations, property readiness, guest accommodations, restaurant and bar operations, technology, branding, marketing and business activation. Lodging operations have been restored, the restaurant and saloon are operating seven days per week, and weddings, catering, live music, community events and recreation-oriented programming have been established.The business benefits from a compelling four-season demand profile driven by **fly fishing, hunting, hiking, mountain biking, horseback riding, skiing, snowmobiling, ATV/UTV recreation, weddings, retreats and family travel**. The surrounding region also benefits from continued national interest in Western lifestyle tourism and the nearby filming locations associated with the *Yellowstone* television franchise.Unlike many competing lodging properties, this destination combines multiple revenue streams under one roof: **overnight accommodations, food and beverage, bar revenue, weddings and private events, catering, entertainment, merchandise, gaming and recreation partnerships**. Its competitive set is fragmented, and relatively few properties offer this combination of authenticity, operating scale, liquor licensing, outdoor access and expansion acreage.The next stage of ownership presents substantial upside. Near-term opportunities include improving occupancy and ADR, expanding group and wedding business, increasing restaurant and bar utilization, growing catering and event revenue, and developing packaged recreation experiences. Longer-term potential includes **additional cabins, premium outdoor lodging, expanded event infrastructure, enhanced guest amenities and an owner residence**, subject to approvals.The result is a compelling acquisition of both **real estate and an operating hospitality platform**: a revived Western destination with an established operating foundation, multiple revenue engines, difficult-to-replicate character and meaningful room for continued growth.

Pondera RV Resort is a turnkey investment in Conrad, Montana, just 4 miles off Interstate 15—a key corridor for travelers heading to Glacier National Park, the Bob Marshall Wilderness, and other popular destinations. Located in a high-traffic tourism route, this 1.08-acre property features 18 full-hookup RV spaces (water, sewer, electric), laundry facilities, Wi-Fi, and a mobile home that provides additional rental income or on-site management housing. A main building on the property offers restrooms and showers for guests, along with space for storage to support daily operations. The resort is ideally positioned between two of Conrad’s city parks, directly across from the public pool, and within walking distance to a playground, shopping center, and family restaurant—making it a convenient and comfortable stopover for road-trippers and seasonal visitors. This income-generating asset offers long-term value in a well-traveled location.