Live-Work Industrial Investment on 10.87± AC in Southwest Montana

Investment Overview

This offering presents a rare opportunity to acquire a fully integrated live-work investment across 10.87± acres in Southwest Montana’s Pioneer Mountains. The property combines a turnkey meat processing business, an income-producing multifamily duplex, and additional expansion potential, creating a unique asset suited for owner-operators, investors, or those seeking a flexible rural lifestyle investment. The site includes a ±1,768 SF meat processing facility with an established brand and existing clientele, alongside a ±2,816 SF duplex designed for rental income, owner occupancy, or workforce housing. With no zoning or covenants in place, the property supports a wide range of commercial, residential, or mixed-use applications. Positioned along the Pioneer Mountains Scenic Byway and overlooking Grasshopper Creek, the property benefits from year-round access, strong visibility, and proximity to Montana’s premier recreational destinations. Additional upside exists through adjacent land available for acquisition, offering further development or expansion opportunities.

Investment Highlights

• Industrial Investment Opportunity on 10.87 ± Acres in Southwest Montana’s Pioneer Mountains
• Motivated Seller – Exceptional Live-Work & Income-Generating Opportunity
• No Zoning or Covenants allowing flexible commercial, residential, or mixed-use use
• Includes Multifamily Duplex (8.13 ± AC, Built 2008): 2,816 ± SF total with 2BR/2BA main level, walk-out basement with separate living quarters, kitchen, additional rooms, and private entrance (rental potential)
• Heated 2-car garage plus greenhouse for added functionality and storage
• Includes Turnkey Meat Processing Facility (2.74 ± AC, Built 1998): 1,768 ± SF across two connected structures
• Established, registered, and trademarked business (Top of the Hill Meats & Custom Sausages) with existing clientele and brand recognition
• Equipped facility with potential for expanded transport and delivery services
• Utilities in place: fiber optic broadband, landline, propane, and electric
• Owner Financing Available with significant down payment
• Additional Acquisition Opportunity: 4.55 ± AC vacant lot with commercial frontage also available
• Overlooking Grasshopper Creek with panoramic views of the Pioneer Mountains and Beaverhead-Deerlodge National Forest
• Excellent year-round access via Pioneer Mountains Scenic Byway with strong visibility
• Located approximately 30 miles to Dillon and 40 miles to Wise River
• Minutes to Maverick Mountain Ski Area, Elkhorn Hot Springs, and blue-ribbon fisheries
• Shared access road within Top of the Hill Minor Subdivision (easements to be granted at closing)
• Survey in process of being recorded; legal descriptions and tax amounts subject to change
• Buyer to verify all information