1320 Willow Glen Dr · Kalispell, MT 59901

$165,900

3 bd · 2.0 ba · 1,344 sqft · Land · 92 Days on market

Built 1999

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location! Just outside the city limits, but yet only minutes away from downtown Kalispell and Flathead Lake. This manufactured home sits on 1.6 acres of leased land. Reasonable space rent includes water, sewer, and trash. Fruit trees, large yard, deck/patio, and Mountain Views make for a great place to relax outdoors. Split bedroom floorplan w/ open concept living and 2 dining areas. Contact The Brody Broker Team Montana @406.300.2725, or your Real Estate Professional.

Key facts

• Built 1999
• Listed 91 days

Property features AI

Finance

• Financial info: Annual taxes listed (information available): $612.41

Exterior

• Parking: See remarks for parking details
• Utilities: Land is leased
• Home design: Residential property; Other subtype
• Construction: Masonite exterior; Pillar/post/pier foundation
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Dryer; Dishwasher; Range; Refrigerator; Washer; Accessible entrance; Accessible approach with ramp; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $166k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $151k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.1% in Kalispell — 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 72/100 on livability (#61 in MT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A-; Watch: crime C-, commute F, employment D-.
• 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 (+2.4%/yr); 683 active listings in the ZIP; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).
• This rent runs 39% of the median local income ($73k/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 $1k of loan paydown is wiped out by about $5k 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 + 2.4% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $150,969 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.57×
• Total profit: $26,493
• Equity at exit: $24,736

10-year hold

• IRR: 22.7%
• Equity multiple: 2.89×
• Total profit: $87,807
• Equity at exit: $14,344

Cash invested: $46,452 (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 59901

• Rents YoY: 2.4%
• Active inventory: 683
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,334 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $861

Break-even live

Break-even rent $1,245

Max offer price $165,900

Occupancy floor 58%

Sensitivity live

Price	-10% $955	-5% $908	+0% $861	+5% $814	+10% $767
Rent	-10% $676	-5% $768	+0% $861	+5% $953	+10% $1,045
Rate	-1.0pp $944	-0.5pp $903	base $861	+0.5pp $818	+1.0pp $774

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $165,900 Active 92 DOM
2. 2026-06-18
   days on market $165,900 Active 91 DOM
3. 2026-06-17
   days on market $165,900 Active 90 DOM
4. 2026-06-16
   days on market $165,900 Active 89 DOM
5. 2026-06-15
   days on market $165,900 Active 88 DOM
6. 2026-06-14
   days on market $165,900 Active 86 DOM
7. 2026-06-13
   days on market $165,900 Active 85 DOM
8. 2026-06-10
   days on market $165,900 Active 83 DOM
9. 2026-06-09
   days on market $165,900 Active 82 DOM
10. 2026-06-08
    days on market $165,900 Active 81 DOM
11. 2026-06-07
    days on market $165,900 Active 80 DOM
12. 2026-06-05
    days on market $165,900 Active 77 DOM
13. 2026-06-03
    days on market $165,900 Active 76 DOM
14. 2026-06-02
    days on market $165,900 Active 75 DOM
15. 2026-06-01
    days on market $165,900 Active 74 DOM
16. 2026-05-31
    days on market $165,900 Active 73 DOM
17. 2026-05-30
    days on market $165,900 Active 72 DOM
18. 2026-03-19
    listed $165,900 Active
19. 2022-12-21
    soldstatus Closed 479-char remark

    Show marketing remark (479 chars)

    Great Location! Just outside the city limits, but yet only minutes away from downtown Kalispell and Flathead Lake. This manufactured home sits on 1.6 acres of leased land. Reasonable space rent includes water, sewer, and trash. Fruit trees, large yard, deck/patio, and Mountain Views make for a great place to relax outdoors. Split bedroom floorplan w/ open concept living and 2 dining areas. Contact The Brody Broker Team Montana @406.300.2725, or your Real Estate Professional.

20. 2022-12-02
    historical 479-char remark

    Show marketing remark (479 chars)

    Great Location! Just outside the city limits, but yet only minutes away from downtown Kalispell and Flathead Lake. This manufactured home sits on 1.6 acres of leased land. Reasonable space rent includes water, sewer, and trash. Fruit trees, large yard, deck/patio, and Mountain Views make for a great place to relax outdoors. Split bedroom floorplan w/ open concept living and 2 dining areas. Contact The Brody Broker Team Montana @406.300.2725, or your Real Estate Professional.

21. 2022-10-10
    listed $149,950
22. 2022-10-06
    listed $149,950 479-char remark

    Show marketing remark (479 chars)

    Great Location! Just outside the city limits, but yet only minutes away from downtown Kalispell and Flathead Lake. This manufactured home sits on 1.6 acres of leased land. Reasonable space rent includes water, sewer, and trash. Fruit trees, large yard, deck/patio, and Mountain Views make for a great place to relax outdoors. Split bedroom floorplan w/ open concept living and 2 dining areas. Contact The Brody Broker Team Montana @406.300.2725, or your Real Estate Professional.

23. 2004-03-19
    soldstatus

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

Tax reassessment forecast MT · Resets to sale price

• Current annual tax: $533 · $44/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$861/yr (+$72/mo · 161.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 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: $28,014
• − Mortgage interest: −$9,293
• − Property taxes: −$533
• − Insurance: −$830
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − Depreciation: −$4,826
• Taxable income: $8,050
• Est. tax owed @ 24.0%: −$1,932
• After-tax cash flow: $8,396/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.

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 — Kalispell

• Score: 72/100
• State rank: #61
• US rank: #6399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flathead County · 94,027 people
• City population: 63,161
• Metro: Kalispell, MT
• Population (ZIP): 63,161
• Household income: $72,523
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1577.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Native American 1% Asian 1%
• Common ancestry: Portuguese 9% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 0%

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: ▼ -698.78%
• Current HPI: 225.6792
• Rent YoY: ▲ 2.41%
• 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

+10.6% since first listed

6 events — show timeline

• 2026-03-19 Listed $165,900 MRMLS
• 2022-12-21 Sold (MLS) — MRMLS
• 2022-12-02 Delisted — MRMLS
• 2022-10-10 Listed $149,950 MRMLS
• 2022-10-06 Listed $149,950 MRMLS
• 2004-03-19 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $533 · -19.2% YoY. Source: county tax records.