169 Lower Valley Rd #6 · Kalispell, MT 59901

$130,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 215 Days on market

Manufactured home Built 2022 Good condition $107/sqft · 18% below area Est $158k · 18% under $450/mo HOA · 29% of rent ↓ 16% 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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• 1% rule +7.1/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.1

Key facts

• Walk-in closet
• Spacious kitchen
• Built 2022

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• DEDICATED LAUNDRY ROOM
• WALK-IN CLOSET
• PRIVATE ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (11.3% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.4% vs local median 2.1% in Kalispell — 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 72/100 on livability (#61 in MT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A-; Watch: crime C-, commute F, employment D-.
• Flathead H S (town): math 29% / reading 52% proficiency, ranked #55 of 116 in MT (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeside Elementary School (math 57% / reading 47%, grade C-, #69 of 293 statewide, top 27%, 302 students, 0% FRL); Somers Middle School (math 44% / reading 63%, grade C+, #23 of 146 statewide, top 15%, 253 students, 0% FRL); Flathead High School (math 22% / reading 50%, grade F, #50 of 132 statewide, top 37%, 1,626 students, 0% FRL).
• Market conditions: Rents rising (+2.4%/yr); 813 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Flathead County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% 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 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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: 1.21% ✓
• Cap rate: 5.36%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 6.9

CMA / ARV

• ARV (median comp): $158,000
• List price: $130,000
• Delta: -17.72%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Willow Glen Dr #12	0.62mi	3/2.0	1,216 (0%)	3mo	$110,000	$90	69
1340 Willow Glen Dr #20	0.62mi	3/2.0	1,152 (-5%)	0mo	$149,000	$129	62
1340 Willow Glen Dr #23	0.62mi	3/2.0	1,152 (-5%)	2mo	$134,900	$117	61
1340 Willow Glen Dr #31	0.62mi	3/2.0	1,152 (-5%)	4mo	$158,000	$137	59
1340 Willow Glen Dr #9	0.62mi	3/2.0	1,216 (0%)	16mo	$110,000	$90	58
1340 Willow Glen Dr #19	0.62mi	3/2.0	1,152 (-5%)	8mo	$179,000	$155	56
1340 Willow Glen Dr #26	0.62mi	3/2.0	1,152 (-5%)	8mo	$168,000	$146	56
50 Twin Acres Dr #4	0.74mi	3/2.0	1,344 (+10%)	18mo	$209,900	$156	33

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.23×
• Total profit: $-28,167
• Equity at exit: $19,383

10-year hold

• IRR: -18.5%
• Equity multiple: 0.03×
• Total profit: $-35,416
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Months of supply: 1.5 mo (67%/mo absorbed)
• Median asking: $110,000 ($86/sqft)
• Median days on market: 45 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +51.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 59901

• Rents YoY: 2.4%
• Active inventory: 813
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$450
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-102

Break-even live

Break-even rent $1,707

Max offer price $115,300

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-57	+0% $-102	+5% $-147	+10% $-191
Rent	-10% $-226	-5% $-164	+0% $-102	+5% $-39	+10% $23
Rate	-1.0pp $-36	-0.5pp $-69	base $-102	+0.5pp $-135	+1.0pp $-170

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 Cobalt Dr Unit 307 Kalispell, MT	2.0	1.0	1025	$1,755	$1.71	2d	1	1.32mi
432 Cobalt Dr Apt 108 Kalispell, MT	2.0	1.0	1134	$1,795	$1.58	2d	1	1.32mi
2105 3rd Ave E Kalispell, MT	1.0–2.0	1.0–2.0	799	$1,795	$2.25	2d	2	1.45mi

Property features AI

Finance

• HOA & community: Homeowners association with managementAssociation fee $450 monthly (includes water, sewer, trash)Land is leased

Exterior

• Utilities: Electricity connectedCable availablePublic sewer
• Home design: Manufactured home (single wide)One levelResidential property
• Construction: Aluminum and vinyl sidingBuilt by Dutch Housing / Champion HomesPillar/post/pier foundationAsphalt roof
• Exterior features: Front porchRear porchLevel lot/topography

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigerator
• Bathrooms: 1 full bathroom1 three-quarter bathroom
• Heating & cooling: Electric forced air heating
• Interior features: High speed internet
• Laundry & utility: WasherDryerWasher hookup

Listing history 50 events

1. 2026-07-30
   days on market $130,000 Active 215 DOM
2. 2026-07-29
   days on market $130,000 Active 214 DOM
3. 2026-07-27
   days on market $130,000 Active 212 DOM
4. 2026-07-25
   days on market $130,000 Active 210 DOM
5. 2026-07-24
   days on market $130,000 Active 209 DOM
6. 2026-07-23
   days on market $130,000 Active 208 DOM
7. 2026-07-22
   days on market $130,000 Active 207 DOM
8. 2026-07-21
   days on market $130,000 Active 206 DOM
9. 2026-07-18
   days on market $130,000 Active 203 DOM
10. 2026-07-16
    days on market $130,000 Active 201 DOM
11. 2026-07-16
    days on market $130,000 Active 200 DOM
12. 2026-07-14
    days on market $130,000 Active 199 DOM
13. 2026-07-13
    days on market $130,000 Active 198 DOM
14. 2026-07-12
    days on market $130,000 Active 197 DOM
15. 2026-07-11
    days on market $130,000 Active 196 DOM
16. 2026-07-10
    days on market $130,000 Active 195 DOM
17. 2026-07-09
    days on market $130,000 Active 194 DOM
18. 2026-07-08
    days on market $130,000 Active 193 DOM
19. 2026-07-07
    days on market $130,000 Active 192 DOM
20. 2026-07-06
    days on market $130,000 Active 191 DOM
21. 2026-07-05
    days on market $130,000 Active 190 DOM
22. 2026-07-04
    days on market $130,000 Active 189 DOM
23. 2026-07-03
    days on market $130,000 Active 188 DOM
24. 2026-07-02
    days on market $130,000 Active 187 DOM
25. 2026-07-01
    days on market $130,000 Active 186 DOM
26. 2026-06-30
    days on market $130,000 Active 185 DOM
27. 2026-06-29
    days on market $130,000 Active 184 DOM
28. 2026-06-28
    days on market $130,000 Active 183 DOM
29. 2026-06-28
    days on market $130,000 Active 182 DOM
30. 2026-06-27
    days on market $130,000 Active 181 DOM
31. 2026-06-26
    days on market $130,000 Active 180 DOM
32. 2026-06-23
    days on market $130,000 Active 177 DOM
33. 2026-06-21
    days on market $130,000 Active 176 DOM
34. 2026-06-19
    days on market $130,000 Active 174 DOM
35. 2026-06-18
    days on market $130,000 Active 173 DOM
36. 2026-06-17
    days on market $130,000 Active 172 DOM
37. 2026-06-16
    days on market $130,000 Active 171 DOM
38. 2026-06-15
    days on market $130,000 Active 170 DOM
39. 2026-06-14
    days on market $130,000 Active 168 DOM
40. 2026-06-13
    days on market $130,000 Active 167 DOM
41. 2026-06-10
    days on market $130,000 Active 165 DOM
42. 2026-06-09
    days on market $130,000 Active 164 DOM
43. 2026-06-08
    days on market $130,000 Active 163 DOM
44. 2026-06-07
    days on market $130,000 Active 162 DOM
45. 2026-06-05
    days on market $130,000 Active 159 DOM
46. 2026-06-03
    days on market $130,000 Active 158 DOM
47. 2026-06-02
    days on market $130,000 Active 157 DOM
48. 2026-06-01
    days on market $130,000 Active 156 DOM
49. 2026-05-31
    days on market $130,000 Active 155 DOM
50. 2026-05-30
    days on market $130,000 Active 154 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,939
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − HOA: −$5,400
• − Depreciation: −$3,782
• Taxable loss: −$3,155
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $-462/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,080–$18,240 screening

This manufactured home is in good condition with cosmetic updates needed. Fresh paint and landscaping can significantly enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping — Well-maintained landscaping can improve both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Lakeside Elementary School C- MT #69/293 Nat'l #11,263/41,679 Middle Somers Middle School C+ MT #23/146 Nat'l #2,785/14,009 High Flathead High School F MT #50/132 Nat'l #9,405/17,239

Schools (NCES district)

• District: Flathead H S
• NCES district ID: 3015420
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $49,712
• Composite: 34.79/100
• National rank: #5115
• State rank: #55 of 116 in MT

B Composite livability gradescore 72/100

Livability — Kalispell

• Score: 72/100
• State rank: #61
• US rank: #6399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flathead County · 108,002 people
• City population: 63,161
• Metro: Kalispell, MT
• Population (ZIP): 63,161
• Household income: $72,523
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 7% of renters

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Population outlook (Flathead County) Hauer SSP2

• Today (2025): 108,002 people
• By 2030: 113,362 · +5.0%
• By 2040: 122,245 · +13.2%
• By 2050: 129,517 · +19.9%
• By 2075: 146,737 · +35.9%
• By 2100: 155,045 · +43.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Native American 1% Asian 1%
• Common ancestry: Portuguese 9% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 0%

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Political lean MEDSL · Flathead

• 2024 margin: Solid R (+33.8) · D 31.8% · R 65.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -21.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.9 2016: R+36.5 2012: R+33.4 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -698.78%
• Current HPI: 225.6792
• Rent YoY: ▲ 2.41%
• Metro: Kalispell, MT
• State GDP YoY: ▲ 3.41%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in MT)

Industry	F500 HQs	Revenue
▸Technology / Analytics	1	$2B

Property features AI

Finance

• HOA & community: Homeowners association with managementAssociation fee $450 monthly (includes water, sewer, trash)Land is leased

Exterior

• Utilities: Electricity connectedCable availablePublic sewer
• Home design: Manufactured home (single wide)One levelResidential property
• Construction: Aluminum and vinyl sidingBuilt by Dutch Housing / Champion HomesPillar/post/pier foundationAsphalt roof
• Exterior features: Front porchRear porchLevel lot/topography

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigerator
• Bathrooms: 1 full bathroom1 three-quarter bathroom
• Heating & cooling: Electric forced air heating
• Interior features: High speed internet
• Laundry & utility: WasherDryerWasher hookup

Price history

-16.1% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $130,000 MRMLS
• 2026-03-30 Price Changed $140,000 MRMLS
• 2026-02-02 Price Changed $148,000 MRMLS
• 2026-01-22 Relisted — MRMLS
• 2026-01-11 Contingent — MRMLS
• 2025-12-27 Listed $155,000 MRMLS