656 6th Ave · Victor, MT 59875

$199,500

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 164 Days on market

Built 1976 6,490 sqft lot $204/sqft · 32% below area Est $295k · 32% under ↓ 9% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• DSCR +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.7/10.0

Listing remarks MLS

AFFORDABLE! INVESTMENT OPPORTUNITY! Get into this cozy 3 bed, 1 3/4 bath updated home on a private, partially fenced lot, at a LOW market price! Updates and additions make this gem a perfect fit for various lifestyles. Many possibilities for use such as short or long term rental for extra income, a starter home, downsizing for a retirement haven, a second get away home and more! Don't miss out! Schedule a viewing today and make this affordable home yours!

Key facts

• 6,490 sq ft lot
• Built 1976
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-55 ($-659/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (29.3% below list).
• Recommended offer: $141k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 0.5% in Victor — 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 58/100 on livability (#247 in MT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Victor K-12 Schools (rural): math 6% / reading 25% proficiency, ranked #269 of 339 in MT (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 58 active listings in the ZIP; 27 units permitted in Ravalli County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $140,949 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

• ARV (median comp): $295,000
• List price: $199,500
• Delta: -32.37%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Martin St N	0.17mi	2/2.0 (-1)	980 (0%)	22mo	$240,000	$245	69
165 Martin St N	0.18mi	2/2.0 (-1)	980 (0%)	22mo	$265,000	$270	69
174 Tudor St N	0.34mi	2/2.0 (-1)	924 (-6%)	16mo	$295,000	$319	56

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $105,050
• Equity at exit: $179,725

10-year hold

• IRR: 20.8%
• Equity multiple: 6.58×
• Total profit: $311,888
• Equity at exit: $387,585

Cash invested: $55,860 (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 59875

• Home prices YoY: 5.2%
• Active inventory: 58
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-55

Break-even live

Break-even rent $1,479

Max offer price $189,805

Occupancy floor 99%

Sensitivity live

Price	-10% $58	-5% $2	+0% $-55	+5% $-111	+10% $-168
Rent	-10% $-166	-5% $-111	+0% $-55	+5% $1	+10% $56
Rate	-1.0pp $46	-0.5pp $-4	base $-55	+0.5pp $-107	+1.0pp $-159

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $199,500 Active 164 DOM
2. 2026-06-18
   days on market $199,500 Active 161 DOM
3. 2026-06-17
   days on market $199,500 Active 160 DOM
4. 2026-06-16
   days on market $199,500 Active 159 DOM
5. 2026-06-15
   days on market $199,500 Active 158 DOM
6. 2026-06-14
   days on market $199,500 Active 156 DOM
7. 2026-06-13
   days on market $199,500 Active 155 DOM
8. 2026-06-10
   days on market $199,500 Active 153 DOM
9. 2026-06-09
   days on market $199,500 Active 152 DOM
10. 2026-06-08
    days on market $199,500 Active 151 DOM
11. 2026-06-07
    days on market $199,500 Active 150 DOM
12. 2026-06-05
    days on market $199,500 Active 147 DOM
13. 2026-06-03
    days on market $199,500 Active 146 DOM
14. 2026-06-02
    days on market $199,500 Active 145 DOM
15. 2026-06-01
    days on market $199,500 Active 144 DOM
16. 2026-05-31
    days on market $199,500 Active 143 DOM
17. 2026-05-31
    days on market $199,500 Active 142 DOM
18. 2026-04-28
    price $199,500 459-char remark

    Show marketing remark (459 chars)

    AFFORDABLE! INVESTMENT OPPORTUNITY! Get into this cozy 3 bed, 1 3/4 bath updated home on a private, partially fenced lot, at a LOW market price! Updates and additions make this gem a perfect fit for various lifestyles. Many possibilities for use such as short or long term rental for extra income, a starter home, downsizing for a retirement haven, a second get away home and more! Don't miss out! Schedule a viewing today and make this affordable home yours!

19. 2026-01-08
    listed $219,000 Active 459-char remark

    Show marketing remark (459 chars)

    AFFORDABLE! INVESTMENT OPPORTUNITY! Get into this cozy 3 bed, 1 3/4 bath updated home on a private, partially fenced lot, at a LOW market price! Updates and additions make this gem a perfect fit for various lifestyles. Many possibilities for use such as short or long term rental for extra income, a starter home, downsizing for a retirement haven, a second get away home and more! Don't miss out! Schedule a viewing today and make this affordable home yours!

20. 2004-03-31
    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: $469 · $39/mo
• Projected year-2 tax: $1,676 · $140/mo
• Expected delta: +$1,207/yr (+$101/mo · 257.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,914
• − Mortgage interest: −$11,175
• − Property taxes: −$469
• − Insurance: −$998
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$5,804
• Taxable loss: −$4,237
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $358/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: Victor K-12 Schools
• NCES district ID: 3027270
• Math proficiency: 6% ▼ -9.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $40,990
• Composite: 16.71/100
• National rank: #14230
• State rank: #269 of 339 in MT

Livability — Victor

• Score: 58/100
• State rank: #247
• US rank: #20902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victor, MT
• Population (ZIP): 4,110

Population outlook (Ravalli County) Hauer SSP2

• Today (2025): 43,584 people
• By 2030: 44,336 · +1.7%
• By 2040: 44,760 · +2.7%
• By 2050: 44,193 · +1.4%
• By 2075: 42,538 · -2.4%
• By 2100: 39,079 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 12% Hispanic / Latino 5%
• Common ancestry: Italian 6% Portuguese 3% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Ravalli

• 2024 margin: Solid R (+40.6) · D 28.4% · R 68.9% · Other 2.7%
• 2008→2024 swing: -19.7pp toward R · 2008: -20.8pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+36.3 2016: R+38.6 2012: R+32.1 2008: R+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.25%
• Current HPI: 551.68
• 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

-8.9% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $199,500 MRMLS
• 2026-01-08 Listed $219,000 MRMLS
• 2004-03-31 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $469 · +14.6% YoY. Source: county tax records.