626 Rehal Ave · Joplin, MT 59531

$135,000

4 bd · 2.0 ba · 1,815 sqft · Manufactured · 7 Days on market

Built 1988 Poor condition 1.27 ac lot Est $134k · at est.

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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).

• Cash flow +19.7/30.0
• ARV discount +7.3/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Key facts

• Large driveway
• Large living area
• Spacious kitchen

Tags

• PERMANENT FOUNDATION
• SPACIOUS KITCHEN
• LARGE LIVING AREA
• LARGE DRIVEWAY
• MASSIVE MASTER SUITE
• TWO CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public sewer
• Home design: One-story manufactured (double wide) home; Residential property
• Construction: Manufactured home construction
• Exterior features: Metal roof; 1.27-acre lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement with crawl space and concrete floor; Dryer; Dishwasher; Freezer; Microwave; Range; Refrigerator; Washer
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).

Location & tenants

• Location reads 70/100 on livability (#77 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Chester-Joplin-Inverness El (rural): math 55% / reading 60% proficiency, ranked #33 of 339 in MT (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Liberty County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $135,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $134,310
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Rehal Ave	0.00mi	4/2.0	1,815 (0%)	1mo	$135,000	$74	99

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: 12.2%
• Equity multiple: 1.70×
• Total profit: $26,344
• Equity at exit: $60,702

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $79,732
• Equity at exit: $93,549

Cash invested: $37,800 (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 59531

• Active inventory: 2
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $158

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 84%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   listed $135,000 Active
3. 2026-04-30
   listed $135,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,571
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,927
• Taxable loss: −$270
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,960/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

The home requires extensive repairs and updates to its roof, exterior, flooring, interior walls/paint, and systems. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major systems — No visible systems in the satellite image.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality.
• Both exterior painting/staining — A fresh coat of paint/staining would enhance curb appeal and value.
• Both flooring replacement — New flooring would improve the home's aesthetic and functionality.
• Both interior painting — Fresh paint would improve the home's appearance and value.
• Both system upgrades — Upgrading systems would improve the home's functionality and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
systems · No visible systems in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior painting/staining — A fresh coat of paint/staining would enhance curb appeal and value. ↑
• Both flooring replacement — New flooring would improve the home's aesthetic and functionality. ↑
• Both interior painting — Fresh paint would improve the home's appearance and value. ↑
• Both system upgrades — Upgrading systems would improve the home's functionality and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chester-Joplin-Inverness El
• NCES district ID: 3000098
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $44,183
• Composite: 50.15/100
• National rank: #4085
• State rank: #33 of 339 in MT

Livability — Joplin

• Score: 70/100
• State rank: #77
• US rank: #7820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joplin, MT
• Population (ZIP): 409

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 2,481 people
• By 2030: 2,525 · +1.8%
• By 2040: 2,621 · +5.6%
• By 2050: 2,720 · +9.6%
• By 2075: 3,072 · +23.8%
• By 2100: 3,216 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: English 14% Portuguese 6% Iranian 4%

Political lean MEDSL · Liberty

• 2024 margin: Solid R (+54.5) · D 21.7% · R 76.1% · Other 2.2%
• 2008→2024 swing: -31.8pp toward R · 2008: -22.7pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+52.8 2016: R+51.6 2012: R+44.9 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-05-07 Pending — MRMLS
• 2026-04-30 Listed $135,000 MRMLS
• 2026-04-30 Listed $135,000 HHLMLS