41652 Hwy 93 Frontage Rd #2

Pablo, MT 59864

$44,900B

1 bd · 1.0 ba · 448 sqft · Built 2013 · Manufactured · Active · 529 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,485/mo
• Mortgage (P&I): −$235
• Tax + insurance: −$141
• HOA: −$440
• Vac / Maint / Mgmt: −$312
• Net cashflow: $356/mo
• Annual: $4,274/yr
• Cap rate: 17.59%
• Cash-on-cash: 40.34%
• DSCR: 2.79
• 1% rule: 3.31%
• Cash to close: $12,572

Investor read

• This is a 1-bed/1.0-bath manufactured listed at $45k.
• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• It's been on market 529 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Location reads 55/100 on livability (#296 in MT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: housing D+, schools F, amenities F.
• Ronan H S (rural): math 15% / reading 35% proficiency, ranked #252 of 339 in MT (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Watch-outs: flood insurance adds $66/mo; HOA is 30% of rent.
• Market conditions: 52 active listings in the ZIP; 19 units permitted in Lake County in 2024 (0 in 5+ unit buildings).
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 529 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.
• 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.