2947 Sunnyside Rd · Helena Valley Southeast, MT 59602

$69,210

3 bd · 2.0 ba · 938 sqft · SingleFamily · 201 Days on market

Built 1989 ↓ 9% since listing

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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
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Community amenities
• Inviting pool
• Basketball court

Tags

• UPDATED KITCHEN
• JACUZZI TUB
• COMMUNITY AMENITIES
• INVITING POOL
• BASKETBALL COURT
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Utilities: Natural gas available and connected; Electricity connected; Public sewer
• Home design: Manufactured home (single wide); Residential property
• Construction: Built by Nashua; Pillar/post/pier foundation

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Forced air
• Interior features: High speed internet
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 2.3% in Helena Valley Southeast — 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 63/100 on livability (#160 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Helena H S (town): math 34% / reading 54% proficiency, ranked #42 of 116 in MT (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 195 active listings in the ZIP; solid renter incomes; 456 units permitted in Lewis and Clark County in 2024 (207 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $478 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lewis and Clark County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $60,904 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 2.56% ✓
• Cap rate: 22.30%
• Cash-on-cash: 57.15%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 55.6%
• Equity multiple: 3.46×
• Total profit: $47,593
• Equity at exit: $10,319

10-year hold

• IRR: 60.6%
• Equity multiple: 7.05×
• Total profit: $117,242
• Equity at exit: $5,984

Cash invested: $19,379 (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 59602

• Active inventory: 195
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$363
• Tax est. 1.5%: −$87 /mo · $1,038/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $923

Break-even live

Break-even rent $605

Max offer price $69,210

Occupancy floor 43%

Sensitivity live

Price	-10% $971	-5% $947	+0% $923	+5% $899	+10% $875
Rent	-10% $783	-5% $853	+0% $923	+5% $993	+10% $1,063
Rate	-1.0pp $958	-0.5pp $941	base $923	+0.5pp $905	+1.0pp $887

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: $17,302
• Closing costs: $2,076
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $69,210 Active 201 DOM
2. 2026-06-18
   days on market $69,210 Active 200 DOM
3. 2026-06-17
   days on market $69,210 Active 199 DOM
4. 2026-06-16
   days on market $69,210 Active 198 DOM
5. 2026-06-15
   days on market $69,210 Active 197 DOM
6. 2026-06-14
   days on market $69,210 Active 195 DOM
7. 2026-06-13
   days on market $69,210 Active 194 DOM
8. 2026-06-10
   days on market $69,210 Active 192 DOM
9. 2026-06-09
   days on market $69,210 Active 191 DOM
10. 2026-06-08
    days on market $69,210 Active 190 DOM
11. 2026-06-07
    days on market $69,210 Active 189 DOM
12. 2026-06-05
    pricedays on market $69,210 Active 186 DOM
13. 2026-06-03
    days on market $72,900 Active 185 DOM
14. 2026-06-02
    days on market $72,900 Active 184 DOM
15. 2026-06-01
    days on market $72,900 Active 183 DOM
16. 2026-05-31
    statusdays on market $72,900 Active 182 DOM
17. 2026-05-30
    days on market $72,900 Active Under Contract 181 DOM
18. 2026-05-20
    historical Active Under Contract
19. 2026-02-15
    price $72,900
20. 2025-12-01
    listed $79,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,284
• − Mortgage interest: −$3,877
• − Property taxes: −$1,038
• − Insurance: −$346
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$2,013
• Taxable income: $10,604
• Est. tax owed @ 24.0%: −$2,545
• After-tax cash flow: $8,530/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: Helena H S
• NCES district ID: 3013830
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $55,565
• Composite: 38.26/100
• National rank: #4238
• State rank: #42 of 116 in MT

Livability — Helena Valley Southeast

• Score: 63/100
• State rank: #160
• US rank: #15212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena Valley Southeast, MT
• County: Lewis and Clark County · 62,482 people
• Metro: Helena, MT
• Population (ZIP): 30,754
• Household income: $92,985
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 105.0

Population outlook (Lewis and Clark County) Hauer SSP2

• Today (2025): 72,720 people
• By 2030: 75,403 · +3.7%
• By 2040: 79,496 · +9.3%
• By 2050: 82,741 · +13.8%
• By 2075: 90,296 · +24.2%
• By 2100: 93,425 · +28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Lithuanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Lewis and Clark

• 2024 margin: Lean R (+5.7) · D 45.4% · R 51.1% · Other 3.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 6.5pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.9 2016: R+6.9 2012: R+3.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.02%
• Current HPI: 243.543
• Rent YoY: —
• Metro: Helena, 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

-8.8% since first listed

3 events — show timeline

• 2026-05-20 Contingent — MRMLS
• 2026-02-15 Price Changed $72,900 MRMLS
• 2025-12-01 Listed $79,900 MRMLS