208 2nd Ave SW · Brady, MT 59416

$240,000

4 bd · 2.0 ba · 1,608 sqft · Manufactured public records · 87 Days on market

Built 1974 0.48 ac lot ↓ 8% since listing

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Why this score? — see what drove the D 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).

• Appreciation +9.6/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0

Key facts

• Large garden space
• New flooring
• Newer appliances

Tags

• FRESHLY PAINTED INTERIOR
• NEW FLOORING
• UPDATED LIGHTING
• NEWER APPLIANCES
• MAINTENANCE FREE EXTERIOR
• LARGE GARDEN SPACE

Property features AI

Exterior

• Parking: Attached or detached garage with 4 spaces; Carport with 1 space
• Utilities: Electricity connected; Propane; Phone available; Public sewer
• Home design: Manufactured home (double wide); One level; Residential property
• Construction: Other foundation
• Exterior features: Metal roof; Shed(s); Additional parking; Alley access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Interior features: Open floorplan; High-speed internet; Fireplace (1)
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (37.2% below list).
• Recommended offer: $151k (37.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#149 in MT) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Dutton/Brady K-12 Schools (rural): math 35% / reading 45% proficiency, ranked #143 of 339 in MT (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (9.2% local appreciation)).
• Pondera County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,792 (37.2% 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 87 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.63% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.53×
• Total profit: $102,894
• Equity at exit: $201,448

10-year hold

• IRR: 18.1%
• Equity multiple: 5.62×
• Total profit: $310,624
• Equity at exit: $419,624

Cash invested: $67,200 (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 59416

• Home prices YoY: 3.4%
• Active inventory: 5
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$49 /mo · $594/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-217

Break-even live

Break-even rent $1,782

Max offer price $201,700

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-149	+0% $-217	+5% $-285	+10% $-353
Rent	-10% $-336	-5% $-276	+0% $-217	+5% $-157	+10% $-98
Rate	-1.0pp $-96	-0.5pp $-156	base $-217	+0.5pp $-279	+1.0pp $-342

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $240,000 Active 87 DOM
2. 2026-06-18
   days on market $240,000 Active 86 DOM
3. 2026-06-17
   days on market $240,000 Active 85 DOM
4. 2026-06-16
   days on market $240,000 Active 84 DOM
5. 2026-06-15
   days on market $240,000 Active 83 DOM
6. 2026-06-14
   days on market $240,000 Active 81 DOM
7. 2026-06-13
   days on market $240,000 Active 80 DOM
8. 2026-06-10
   days on market $240,000 Active 78 DOM
9. 2026-06-09
   days on market $240,000 Active 77 DOM
10. 2026-06-08
    days on market $240,000 Active 76 DOM
11. 2026-06-07
    days on market $240,000 Active 75 DOM
12. 2026-06-03
    days on market $240,000 Active 71 DOM
13. 2026-06-02
    days on market $240,000 Active 70 DOM
14. 2026-06-01
    days on market $240,000 Active 69 DOM
15. 2026-05-31
    days on market $240,000 Active 68 DOM
16. 2026-05-30
    days on market $240,000 Active 67 DOM
17. 2026-05-13
    price $240,000
18. 2026-04-10
    price $250,000
19. 2026-03-24
    listed $260,000 Active

ⓘ 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: $594 · $49/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$1,422/yr (+$119/mo · 239.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥91°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,095
• − Mortgage interest: −$13,444
• − Property taxes: −$594
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$6,982
• Taxable loss: −$7,019
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $-917/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: Dutton/Brady K-12 Schools
• NCES district ID: 3000102
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $45,986
• Composite: 36.52/100
• National rank: #9305
• State rank: #143 of 339 in MT

Livability — Brady

• Score: 64/100
• State rank: #149
• US rank: #14627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brady, MT
• Population (ZIP): 378

Population outlook (Pondera County) Hauer SSP2

• Today (2025): 6,131 people
• By 2030: 6,066 · -1.1%
• By 2040: 5,893 · -3.9%
• By 2050: 5,721 · -6.7%
• By 2075: 5,544 · -9.6%
• By 2100: 5,089 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 1%
• Common ancestry: Portuguese 11% Italian 6% Romanian 4%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pondera

• 2024 margin: Solid R (+41.7) · D 27.4% · R 69.1% · Other 3.4%
• 2008→2024 swing: -29.1pp toward R · 2008: -12.7pp · 2024: -41.7pp
• All cycles: 2024: R+41.7 2020: R+37.7 2016: R+39.0 2012: R+25.8 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.15%
• Current HPI: 282.0121
• 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

-7.7% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $240,000 MRMLS
• 2026-04-10 Price Changed $250,000 MRMLS
• 2026-03-24 Listed $260,000 MRMLS

Property tax history

+3.8%/yr

Latest (2025): $594 · -3.8% YoY. Source: county tax records.