259 Stevens St · Hays, MT 59526

$85,000

2 bd · 2.5 ba · 1,800 sqft · Manufactured · 555 Days on market

Built 1970 1.03 ac lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Key facts

• 3 lots in hays mt
• 1.03 acre lot
• Built 1970

Tags

• DOUBLE WIDE MODULAR HOME
• 3 LOTS IN HAYS MT

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer and septic tank; Natural gas available
• Home design: Manufactured home (mobile/manufactured); One story
• Construction: Frame and Masonite construction
• Exterior features: Metal roof; Shed(s)

Interior

• Kitchen: Includes freezer, microwave, refrigerator
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Window unit(s) for cooling; Heating with electric and propane; forced air
• Interior features: Freezer, Microwave, Refrigerator; Accessible entrance; Seven total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#245 in MT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, crime F.
• Hays-Lodge Pole K-12 Schools (rural): math 15% / reading 20% proficiency, ranked #267 of 339 in MT (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($588 loan paydown + $8k appreciation (9.3% local appreciation)).
• Blaine County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 555 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 555 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 3.54×
• Total profit: $60,348
• Equity at exit: $72,238

10-year hold

• IRR: 29.3%
• Equity multiple: 7.83×
• Total profit: $162,586
• Equity at exit: $151,388

Cash invested: $23,800 (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 59526

• Home prices YoY: 4.4%
• Active inventory: 2
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $284

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   days on market $85,000 Active 555 DOM
2. 2025-12-02
   status Active
3. 2025-05-06
   price $85,000
4. 2025-02-14
   price $75,000
5. 2024-11-21
   listed $85,000 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 (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,243
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,473
• Taxable income: $2,190
• Est. tax owed @ 24.0%: −$526
• After-tax cash flow: $2,887/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: Hays-Lodge Pole K-12 Schools
• NCES district ID: 3013660
• Math proficiency: 15% ▲ 9.00%
• Reading proficiency: 20% ▲ 14.00%
• Median HH income: $30,435
• Composite: 17.31/100
• National rank: #14157
• State rank: #267 of 339 in MT

Livability — Hays

• Score: 58/100
• State rank: #245
• US rank: #20848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hays, MT
• Population (ZIP): 2,584

Population outlook (Blaine County) Hauer SSP2

• Today (2025): 6,837 people
• By 2030: 6,969 · +1.9%
• By 2040: 7,228 · +5.7%
• By 2050: 7,540 · +10.3%
• By 2075: 8,571 · +25.4%
• By 2100: 9,058 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.97)
• Race & ethnicity: Native American 77% White 17% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Blaine

• 2024 margin: Lean R (+5.9) · D 44.6% · R 50.5% · Other 4.8%
• 2008→2024 swing: -25.2pp toward R · 2008: 19.3pp · 2024: -5.9pp
• All cycles: 2024: R+5.9 2020: D+3.9 2016: R+2.8 2012: D+15.2 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.29%
• Current HPI: 222.0473
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

4 events — show timeline

• 2025-12-02 Relisted — HHLMLS
• 2025-05-06 Price Changed $85,000 HHLMLS
• 2025-02-14 Price Changed $75,000 HHLMLS
• 2024-11-21 Listed $85,000 HHLMLS