729 E Travois · Missoula, MT 59808

$127,500

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 9 Days on market

Built 2003

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: 2003 Liberty Mobile home located in Travois Mobile Park. This 3 bed/ 2 bath has an open floor plan and master suite. Neighborhood park and storage shed are bonuses to this great property! Call Stephanie Martin at 406-590-9825 or your real estate professional for your showing today.

Key facts

• Included greenhouse
• New hvac system
• Built 2003

Tags

• NEW HVAC SYSTEM
• REMODELED PRIMARY BATH
• INCLUDED GREENHOUSE

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Utilities: Public sewer
• Home design: Manufactured home (double wide); Residential property
• Construction: Foundation: see remarks
• Exterior features: Covered patio; Deck; Level lot; Publicly maintained road access; City street frontage

Interior

• Kitchen: Dishwasher, Microwave, Range, Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Natural gas forced-air heating
• Interior features: Dishwasher, Microwave, Range, Refrigerator; Covered patio; Deck; Has view; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $970 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 15.4% vs local median 1.7% in Missoula — 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 79/100 on livability (#17 in MT, #2,351 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Missoula H S (urban): math 31% / reading 52% proficiency, ranked #53 of 116 in MT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 248 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 773 units permitted in Missoula County in 2024 (354 in 5+ unit buildings).
• This rent runs 35% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Missoula County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago 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.

Risks & watch-outs

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

Recommended offer $127,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.84% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.62%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $424,384
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 Philips St	0.52mi	2/2.0 (-1)	1,182 (-3%)	0mo	$380,000	$321	66
412 N Surrey St	0.16mi	3/1.5	1,072 (-12%)	10mo	$89,000	$83	62
1319 Howell St	0.55mi	3/1.5	1,152 (-5%)	11mo	$444,000	$385	54
1310 Bulwer St	0.37mi	3/1.5	1,126 (-7%)	23mo	$450,000	$400	49
1511 Howell St	0.46mi	3/1.5	1,308 (+8%)	19mo	$525,000	$401	48
1406 Defoe St	0.45mi	3/1.5	1,360 (+12%)	13mo	$475,000	$349	46
1529 Stoddard St	0.34mi	2/1.0 (-1)	1,392 (+14%)	11mo	$325,000	$233	42
1401 Cedar St #21	0.72mi	2/1.5 (-1)	1,072 (-12%)	6mo	$257,028	$240	35
1108 & 1110 Philips St	0.69mi	3/1.0	1,126 (-7%)	20mo	$539,000	$479	35
1300 Toole Ave	0.75mi	3/2.0	1,389 (+14%)	8mo	$415,000	$299	35
915 Palmer St	0.69mi	2/1.0 (-1)	1,296 (+7%)	21mo	$575,000	$444	31

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.11×
• Total profit: $39,654
• Equity at exit: $19,011

10-year hold

• IRR: 34.2%
• Equity multiple: 4.03×
• Total profit: $108,086
• Equity at exit: $11,024

Cash invested: $35,700 (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 59808

• Rents YoY: 2.4%
• Active inventory: 248
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,344 medium
• Mortgage (P&I): −$669
• Tax est. 1.5%: −$159 /mo · $1,912/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $970

Break-even live

Break-even rent $1,115

Max offer price $127,500

Occupancy floor 54%

Sensitivity live

Price	-10% $1,058	-5% $1,014	+0% $970	+5% $926	+10% $882
Rent	-10% $785	-5% $878	+0% $970	+5% $1,063	+10% $1,155
Rate	-1.0pp $1,035	-0.5pp $1,003	base $970	+0.5pp $937	+1.0pp $904

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3705 England Blvd Missoula, MT	3.0	2.0	1275	$2,525	$1.98	44d	1	1.26mi
4000 Mullan Rd Missoula, MT	1.0–3.0	1.0–2.0	1041	$2,995	$2.88	44d	8	1.41mi

Listing history 7 events

1. 2026-06-19
   days on market $127,500 Active 9 DOM
2. 2026-06-18
   days on market $127,500 Active 8 DOM
3. 2026-06-17
   days on market $127,500 Active 7 DOM
4. 2026-06-16
   days on market $127,500 Active 6 DOM
5. 2026-06-15
   days on market $127,500 Active 5 DOM
6. 2026-06-14
   days on market $127,500 Active 3 DOM
7. 2026-06-13
   listed $127,500 Active 2 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,124
• − Mortgage interest: −$7,142
• − Property taxes: −$1,912
• − Insurance: −$638
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$3,709
• Taxable income: $10,223
• Est. tax owed @ 24.0%: −$2,453
• After-tax cash flow: $9,191/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: Missoula H S
• NCES district ID: 3018540
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $41,814
• Composite: 34.87/100
• National rank: #5087
• State rank: #53 of 116 in MT

Livability — Missoula

• Score: 79/100
• State rank: #17
• US rank: #2351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Missoula, MT
• County: Missoula County · 100,878 people
• City population: 100,878
• Metro: Missoula, MT
• Population (ZIP): 23,574
• Household income: $80,239
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1022.0

Population outlook (Missoula County) Hauer SSP2

• Today (2025): 127,248 people
• By 2030: 133,571 · +5.0%
• By 2040: 144,833 · +13.8%
• By 2050: 156,753 · +23.2%
• By 2075: 189,373 · +48.8%
• By 2100: 217,637 · +71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 3% Asian 3% Native American 2%
• Common ancestry: Portuguese 6% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Missoula

• 2024 margin: Strong D (+21.4) · D 59.0% · R 37.5% · Other 3.5%
• 2008→2024 swing: -5.3pp toward R · 2008: 26.7pp · 2024: 21.4pp
• All cycles: 2024: D+21.4 2020: D+23.6 2016: D+15.8 2012: D+18.7 2008: D+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.87%
• Current HPI: 269.9288
• Rent YoY: ▲ 2.35%
• Metro: Missoula, MT
• 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

+203.6% since first listed

3 events — show timeline

• 2026-06-10 Listed $127,500 MRMLS
• 2018-08-28 Sold (MLS) — MRMLS
• 2018-07-27 Listed $42,000 MRMLS