Eastside Hwy Flex Opportunity

Investment Overview

Lot 16A at 420 Ambrose Creek Road is 4.72 net acres of flat, unzoned land at the corner of Eastside Highway and Ambrose Creek Road, north of Stevensville, in the Bitterroot Valley about 30 miles south of Missoula. Much of the early development work is already done. The approved configuration includes four building sites with a shared well and two approved septic systems (Montana DEQ, June 2025), backed by engineered lot layout, utility, and grading and drainage plans. Additional septic systems would require further testing and approval. The approved layout is shovel-ready for retail, office, small bay industrial, flex, service, or professional space, or for an owner user who wants room to expand. With no county zoning in place, the buyer's plan sets the use, not a district map. For a buyer starting fresh, the parcel also offers potential for single-family lots or townhomes. Residential use is subject to Ravalli County subdivision review (such as minor subdivision) and DEQ groundwater testing and septic approvals, to be confirmed in the buyer's due diligence. Established homes line the north boundary. The parcel is outside the mapped flood zone, with power from Ravalli Electric Cooperative and several broadband providers serving the area. Shovel ready corner at the future Eastside Highway roundabout. Four DEQ approved sites, zero zoning, four ways to build: flex condos, mixed use, owner user or residential.

Investment Highlights

• Neighborhood retail and service center potential: medical office, coffee, brewery, restaurant, personal services
• Investor and developer opportunity to build and lease multiple pads, or owner user plus lease
• Corner location on Eastside Highway, about 6,000 VPD
• Four approved building sites with a shared well and two approved septic systems (DEQ, June 2025); added septic requires further testing and approval
• Engineered plans for up to four commercial buildings
• Single-family or townhome potential; buyer to verify DEQ groundwater testing and septic approvals
• MDT roundabout planned at the intersection; utility relocation underway, major construction expected 2027
• Neighborhood retail and flex warehouses along Eastside Highway toward Stevensville
• Outside mapped flood zone
• REC power and multiple broadband options
• 40 minutes to Missoula, 30 minutes to Hamilton