The Valley Propane building at 612 West Main Street has been listed for lease as a breathwork and cold plunge collective, according to a loopnet posting this week. The 4,200-square-foot industrial building sits on 0.38 acres zoned CMU-2. Asking rate is $42 per square foot triple net.
Valley Propane operated from the site for 47 years before relocating to Belgrade Industrial Park in 2023. The building sold in January for $1.1 million to 612 West Main Holdings LLC, a Wyoming entity. Property records show the buyer also owns the curated gear library that opened in the former tire shop two blocks east.
“We’re creating a container for nervous system regulation in the heart of the valley,” said listing broker Tad Featherstone of Featherstone Commercial. “The high ceilings and concrete floors hold the energy beautifully. There’s already a 500-gallon propane tank buried out back that we’re repurposing as a cold plunge vessel. It’s got heritage.”
The tank, installed in 1978, served roughly 3,000 residential accounts across Gallatin County through three energy crises and the 1988 fires. Longtime customers remember the orange delivery trucks and the 24-hour emergency line answered by a human named Doris.
“I called them at 2 a.m. on Christmas Eve 1996 when my furnace died,” said Marlene Hovis, who has lived on West Babcock since 1972. “Doris had a driver at my house in 40 minutes. He refused cocoa. Said he had other tanks to fill. Now I’m supposed to pay $45 to hyperventilate in the same yard?”
The collective plans to offer daily breathwork journeys, contrast therapy circuits, and a membership tier called “The Reserve” that includes priority plunge access and a quarterly facilitator intensive. Build-out estimates range from $380,000 to $450,000. The propane tank retrofit alone is budgeted at $85,000.
Featherstone confirmed two letters of intent are under review. One from a Denver-based wellness platform, another from a local yoga studio owner looking to expand. Both prospective tenants have requested the original Valley Propane signage remain on the facade.
“It signals authenticity,” Featherstone said. “People want to feel like they’re discovering something real.”
The emergency line still forwards to a voicemail that says the number is no longer in service.