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Prime Historic Downtown Livingston Investment Opportunity. Own a true piece of Livingston history with the iconic I. Orschel & Bros. building, prominently located at 122 N Main Street in the heart of the Historic District. Listed on the National Registry of Historic Places, this property offers a rare blend of preserved historic character, significant recent restoration, and steady income in one of Montana’s most desirable downtown locations. Originally home to a booming late-1800s clothing store, the building evolved into its current form in 1891 when the addition at 106 E Park Street was linked to 122 N Main, creating its distinctive L-shaped footprint with storefronts on both Main Street and Park Street. In recent months, the property has undergone extensive historical restoration to safeguard its legacy and ensure long-term stability. Skilled craftsmen carefully removed stucco from the brickwork, ground out deteriorated cement joints, and tuck-pointed the masonry, repairing and rebuilding damaged sections with new brick where needed. The facade has been a major focus, with rotted trim, jambs, moldings, and scrolls replaced, new framing installed where necessary, and all exterior surfaces scraped, sanded, treated with lead abatement primer, and repainted. Upper-level windows were removed, repaired, and reinstalled with new interior sills and trim, and the historic upper lettering was replaced with newly fabricated signage and back panels. The entire outdoor deck area was also redone this summer. Currently, the entire main level (2,458 sq. ft.) and 1,356 sq. ft. of outdoor dining are leased under a Triple Net agreement to a long-established and successful food and beverage business, providing guaranteed income for investors. A 350 sq. ft. lower level serves the restaurant with restrooms and storage. The second story features soaring 12-foot ceilings and expansive windows that flood the space with natural light. While some areas await finishing touches, the upstairs holds outstanding potential for offices, loft residences, or creative studio space. One unit is already leased to the restaurant for storage, adding to the income stream. Additional updates include 2 new furnaces and hot water heater. With its prime location, extensive recent restoration, and guaranteed tenant income, the Orschel & Bros. building is more than an investment—it is a chance to own and preserve a living piece of Livingston’s historic core. Schedule your private tour today.

• Sq Footage
  5234
• Acres
  0.0976
• Days on Market
  61

Additional Features

• Building Area Total
  5234
• City
  Livingston
• Co List Agent Direct Phone
  406-223-3229
• Co List Agent Email
  carol@smalldogrealty.com
• Co List Agent Full Name
  Carol Bolton
• Co List Office Name
  Small Dog Realty
• Contract Status Change Date
  2025-10-09
• Cooling
  Central Air
• Cooling
  Yes
• Cumulative Days On Market
  23
• Directions
  Take Park street to Main. Building is on the left first block of Main Street.
• Documents Count
  4
• Heating
  Central, Forced Air
• Heating
  Yes
• Latitude
  45.662294
• Listing Contract Date
  61
• Listing Key
  1134699027
• List Price
  1375000
• Living Area
  5234
• Longitude
  -110.560507
• Lot Size Acres
  0.0976
• Lot Size Square Feet
  4250
• MLS Area Major
  Park County
• MLS Area Minor
  6 C - Livingston City Limits
• MLS Status
  Contingent
• Off Market Date
  2025-10-09
• Original List Price
  1375000
• Originating System Name
  S W M T
• Ownership
  Full
• Parcel Number
  0000005880
• Parking Features
  Paved, On Street
• Photos Count
  64
• Postal Code
  59047
• Property Sub Type
  Building
• Property Type
  Commercial Sale
• Sewer
  Public Sewer
• Standard Status
  Pending
• Subdivision Name
  Livingston Original Plat
• Tax Annual Amount
  9874
• Tax Legal Description
  LIVINGSTON ORIGINAL TOWNSITE, S13, T02 S, R09 E, BLOCK 62, S20 LOTS 1 - 2, ALL LOT 3
• Tax Year
  2025
• Unparsed Address
  122 N Main Street
• Utilities
  Electricity Connected, Sewer Available, Water Available
• Water Source
  Public
• Year Built
  1885

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