4870 US Hwy 93 S #35 · Evergreen, MT 59937

$130,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 43 Days on market

Built 2024 Good condition

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Key facts

• Outdoor recreation
• Private backyard
• Landscaped yard

Tags

• LANDSCAPED YARD
• FENCED BACKYARD
• PRIVATE BACKYARD
• FUNCTIONAL LIVING SPACES
• ACCESS TO GARAGE
• OUTDOOR RECREATION

Property features AI

Finance

• Other: Located in Forest Acres subdivision
• HOA & community: Land is leased

Exterior

• Parking: 1-car garage
• Utilities: Electricity connected; Public sewer
• Home design: Manufactured home (single wide); One level
• Construction: Aluminum siding; Other foundation
• Exterior features: Back yard; Garden; Level lot; Playground in the community

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Forced air
• Interior features: Dishwasher; Microwave; Range; Refrigerator; Washer hookup; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 2.1% in Evergreen — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#89 in MT) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime C-, amenities F.
• Flathead H S (town): math 29% / reading 52% proficiency, ranked #55 of 116 in MT (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 410 active listings in the ZIP; solid renter incomes; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).
• This rent runs 40% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Flathead County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.95% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.28%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $331,716
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 E Nicklaus Dr	0.75mi	2/2.0 (-1)	1,056 (+14%)	7mo	$379,000	$359	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.52×
• Total profit: $55,475
• Equity at exit: $19,383

10-year hold

• IRR: 42.9%
• Equity multiple: 5.57×
• Total profit: $166,401
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 82 Strongly Landlord-Friendly
• State Montana: 82 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

30-day notice; no rent control; preempted; rural-skewed market.

Methodology + full state rankings →

ZIP-level market 59937

• Rents YoY: 5.5%
• Active inventory: 410
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,530 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $1,100

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 52%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $130,000 Active 43 DOM
2. 2026-06-18
   days on market $130,000 Active 42 DOM
3. 2026-06-17
   days on market $130,000 Active 41 DOM
4. 2026-06-16
   days on market $130,000 Active 40 DOM
5. 2026-06-15
   days on market $130,000 Active 39 DOM
6. 2026-06-14
   days on market $130,000 Active 37 DOM
7. 2026-06-13
   days on market $130,000 Active 36 DOM
8. 2026-06-10
   days on market $130,000 Active 34 DOM
9. 2026-06-09
   days on market $130,000 Active 33 DOM
10. 2026-06-08
    days on market $130,000 Active 32 DOM
11. 2026-06-07
    days on market $130,000 Active 31 DOM
12. 2026-06-05
    days on market $130,000 Active 28 DOM
13. 2026-06-03
    days on market $130,000 Active 27 DOM
14. 2026-06-02
    days on market $130,000 Active 26 DOM
15. 2026-06-01
    days on market $130,000 Active 25 DOM
16. 2026-05-31
    days on market $130,000 Active 24 DOM
17. 2026-05-30
    days on market $130,000 Active 23 DOM
18. 2026-05-07
    listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,362
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$3,782
• Taxable income: $11,840
• Est. tax owed @ 24.0%: −$2,842
• After-tax cash flow: $10,363/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and interior. It has a well-maintained landscaping and curb appeal. Minor updates such as painting and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve the property's curb appeal and attract more potential buyers or renters.
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, both of which are important factors for buyers and renters.
• Both Interior cleaning and staging — A clean and staged interior can make the property more appealing to potential buyers or renters and help it sell or rent faster.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the property's curb appeal and attract more potential buyers or renters. ↑
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, both of which are important factors for buyers and renters. ↑
• Both Interior cleaning and staging — A clean and staged interior can make the property more appealing to potential buyers or renters and help it sell or rent faster. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Flathead H S
• NCES district ID: 3015420
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $49,712
• Composite: 34.79/100
• National rank: #5115
• State rank: #55 of 116 in MT

Livability — Evergreen

• Score: 68/100
• State rank: #89
• US rank: #9272

Category grades

Amenities F Commute F Cost of living A Crime C- Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evergreen, MT
• County: Flathead County · 94,027 people
• Metro: Kalispell, MT
• Population (ZIP): 15,114
• Household income: $75,428
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 518.0

Population outlook (Flathead County) Hauer SSP2

• Today (2025): 108,002 people
• By 2030: 113,362 · +5.0%
• By 2040: 122,245 · +13.2%
• By 2050: 129,517 · +19.9%
• By 2075: 146,737 · +35.9%
• By 2100: 155,045 · +43.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Flathead

• 2024 margin: Solid R (+33.8) · D 31.8% · R 65.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -21.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.9 2016: R+36.5 2012: R+33.4 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.57%
• Current HPI: 256.7041
• Rent YoY: ▲ 5.46%
• Metro: Kalispell, MT
• State GDP YoY: ▲ 3.41%
• F500 in state: 2

Industry mix (Fortune 500 HQ in MT)

Industry	F500 HQs	Revenue
▸Technology / Analytics	1	$2B

Price history

1 event — show timeline

• 2026-05-07 Listed $130,000 MRMLS