1014 Mountain View Dr · Lewistown, MT 59457

$69,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 232 Days on market

Built 2006 Est $113k · 38% under ↓ 15% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Storage shed
• Open-concept layout
• Built 2006

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• STORAGE SHED

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water service; Public sewer service; Natural gas available
• Home design: Single-story manufactured home; Residential property
• Exterior features: Public water; Public sewer; Natural gas available; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Smoke detectors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#111 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, crime F, amenities F.
• Lewistown Elementary (town): math 44% / reading 54% proficiency, ranked #37 of 116 in MT (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 active listings in the ZIP; 4 units permitted in Fergus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fergus County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.83% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.34%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $112,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 N Miller St	0.43mi	2/2.0 (-1)	1,216 (+7%)	4mo	$120,000	$99	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.14×
• Total profit: $22,283
• Equity at exit: $10,422

10-year hold

• IRR: 34.9%
• Equity multiple: 4.21×
• Total profit: $62,734
• Equity at exit: $6,044

Cash invested: $19,572 (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 59457

• Active inventory: 135
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $527

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 232 DOM
2. 2026-06-17
   days on market $69,900 Active 231 DOM
3. 2026-06-16
   days on market $69,900 Active 230 DOM
4. 2026-06-15
   days on market $69,900 Active 229 DOM
5. 2026-06-13
   days on market $69,900 Active 227 DOM
6. 2026-06-12
   days on market $69,900 Active 226 DOM
7. 2026-06-09
   days on market $69,900 Active 223 DOM
8. 2026-06-08
   days on market $69,900 Active 222 DOM
9. 2026-06-07
   days on market $69,900 Active 221 DOM
10. 2026-06-05
    days on market $69,900 Active 219 DOM
11. 2026-06-04
    days on market $69,900 Active 217 DOM
12. 2026-06-02
    days on market $69,900 Active 216 DOM
13. 2026-06-01
    days on market $69,900 Active 215 DOM
14. 2026-05-31
    days on market $69,900 Active 214 DOM
15. 2026-04-29
    price $69,900
16. 2026-01-05
    price $76,000
17. 2025-10-29
    listed $82,500 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,349
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,033
• Taxable income: $5,546
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $4,998/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: Lewistown Elementary
• NCES district ID: 3016490
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $40,237
• Composite: 40.99/100
• National rank: #3593
• State rank: #37 of 116 in MT

Livability — Lewistown

• Score: 67/100
• State rank: #111
• US rank: #11132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewistown, MT
• Population (ZIP): 9,215

Population outlook (Fergus County) Hauer SSP2

• Today (2025): 10,955 people
• By 2030: 10,722 · -2.1%
• By 2040: 10,274 · -6.2%
• By 2050: 9,993 · -8.8%
• By 2075: 10,766 · -1.7%
• By 2100: 10,922 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 2% Native American 2% Asian 1%
• Common ancestry: Portuguese 8% Slovak 6% Lithuanian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Fergus

• 2024 margin: Solid R (+51.3) · D 22.7% · R 74.0% · Other 3.4%
• 2008→2024 swing: -16.4pp toward R · 2008: -34.9pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+51.6 2016: R+52.6 2012: R+43.3 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.83%
• Current HPI: 210.4278
• 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

-15.3% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $69,900 HHLMLS
• 2026-01-05 Price Changed $76,000 HHLMLS
• 2025-10-29 Listed $82,500 HHLMLS