3825 Vigilante Dr · Great Falls, MT 59405

$90,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 286 Days on market

Built 1999 Est $94k · at est. $825/mo HOA · 48% of rent

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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).

• 1% rule +10.0/10.0
• ARV discount +9.4/15.0
• Cash flow +8.6/30.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: Comfortable open living in this large 3 bedroom, 2 bath home with carport. Spacious kitchen with a moveable island. Large master suite with large master bathroom. Property offers 2 sheds and attached sprinkler system attached to home. Highwood mobile park is a well manicured and maintained park. Located on East end of Great Falls, near Malmstrom AFB, and within minutes of Benefis Hospital. Call Jennifer Benski; [phone], or your real estate professional.

Key facts

• Attached bathroom
• Walk-in closets
• Walk-in shower

Tags

• WALK-IN CLOSETS
• ATTACHED BATHROOM
• WALK-IN SHOWER
• UPDATED FLOORING
• CUSTOM LAMINATE
• MOVABLE ISLAND

Property features AI

Finance

• Other: Clubhouse and playground available in the community; Located in a mobile home park
• Financial info: Land is leased
• HOA & community: Homeowners association with monthly fee; Monthly association fee includes trash; Community clubhouse; Playground; On-site management; Community parking

Exterior

• Parking: On-street parking (see remarks)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Natural gas available; Cable available; Phone available
• Home design: Manufactured home (double wide); Single-story; Updated/remodeled; Level topography/lot; Private road access
• Construction: Asphalt/composition roof; Other foundation (see remarks); Built as manufactured housing
• Exterior features: Storage; Covered patio/porch; Deck; Enclosed porch; Screened porch; Side porch; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Natural gas heating; Forced air heating
• Interior features: Open floorplan; Vaulted ceilings; Walk-in closet(s); High-speed internet
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $-77 ($-925/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (12.4% below list).
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.5% in Great Falls — 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 78/100 on livability (#19 in MT, #2,473 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment C-, crime F.
• Great Falls H S (urban): math 27% / reading 39% proficiency, ranked #79 of 116 in MT (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Morningside School (math 37% / reading 47%, grade F, #135 of 293 statewide, top 52%, 206 students, 0% FRL); East Middle School (math 30% / reading 45%, grade F, #76 of 146 statewide, top 52%, 788 students, 0% FRL); Great Falls High School (math 21% / reading 33%, grade F, #75 of 132 statewide, top 57%, 1,641 students, 0% FRL).
• Market conditions: Rents rising (+3.6%/yr); 112 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 223 units permitted in Cascade County in 2024 (37 in 5+ unit buildings).
• This rent runs 35% of the median local income ($59k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cascade County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $78,851 (12.4% 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 286 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. 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?
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: 1.93% ✓
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $93,960
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4206 Morningside Cir	0.36mi	3/2.0	1,620 (0%)	2mo	$109,000	$67	82
4141 Highwood Dr	0.21mi	3/2.0	1,664 (+3%)	6mo	$85,000	$51	80
605 39a St N	0.20mi	3/2.0	1,703 (+5%)	12mo	$299,000	$176	73
4106 Sourdough Rd	0.24mi	2/2.0 (-1)	1,403 (-13%)	0mo	$60,000	$43	61
4116 Big Spur Rd	0.19mi	3/2.0	1,512 (-7%)	24mo	$80,900	$54	60
600 41st St N	0.25mi	3/2.0	1,456 (-10%)	15mo	$249,900	$172	60
4248 Morningside Cir	0.37mi	3/2.0	1,848 (+14%)	1mo	$108,000	$58	58

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.29×
• Total profit: $-17,834
• Equity at exit: $13,419

10-year hold

• IRR: -8.8%
• Equity multiple: 0.40×
• Total profit: $-15,011
• Equity at exit: $7,782

Cash invested: $25,200 (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 59405

• Rents YoY: 3.6%
• Active inventory: 112
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$825
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-77

Break-even live

Break-even rent $1,832

Max offer price $78,851

Occupancy floor 99%

Sensitivity live

Price	-10% $-15	-5% $-46	+0% $-77	+5% $-108	+10% $-139
Rent	-10% $-214	-5% $-146	+0% $-77	+5% $-9	+10% $60
Rate	-1.0pp $-32	-0.5pp $-54	base $-77	+0.5pp $-100	+1.0pp $-124

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5120 Woodbird Ct Great Falls, MT	3.0	2.0	2016	$1,800	$0.89	45d	1	0.91mi
4613 7th Ave S Unit 2 Great Falls, MT	2.0	1.0	1050	$1,450	$1.38	45d	1	1.34mi
419 52nd St S Great Falls, MT	3.0	2.0	1784	$2,000	$1.12	45d	1	1.39mi
5404 3rd Ave S Great Falls, MT	2.0	1.0	1100	$1,450	$1.32	45d	1	1.40mi

HOA detail

• Monthly dues: $825 · $9,900/yr

Listing history 24 events

1. 2026-06-22
   days on market $90,000 Active 286 DOM
2. 2026-06-19
   days on market $90,000 Active 284 DOM
3. 2026-06-18
   days on market $90,000 Active 283 DOM
4. 2026-06-17
   days on market $90,000 Active 282 DOM
5. 2026-06-16
   days on market $90,000 Active 281 DOM
6. 2026-06-15
   days on market $90,000 Active 280 DOM
7. 2026-06-14
   days on market $90,000 Active 278 DOM
8. 2026-06-13
   days on market $90,000 Active 277 DOM
9. 2026-06-10
   days on market $90,000 Active 275 DOM
10. 2026-06-09
    days on market $90,000 Active 274 DOM
11. 2026-06-08
    days on market $90,000 Active 273 DOM
12. 2026-06-07
    days on market $90,000 Active 272 DOM
13. 2026-06-05
    days on market $90,000 Active 269 DOM
14. 2026-06-03
    days on market $90,000 Active 268 DOM
15. 2026-06-02
    days on market $90,000 Active 267 DOM
16. 2026-06-01
    days on market $90,000 Active 266 DOM
17. 2026-05-31
    days on market $90,000 Active 265 DOM
18. 2026-05-30
    days on market $90,000 Active 264 DOM
19. 2026-05-13
    price $90,000
20. 2026-02-26
    price $95,000
21. 2025-10-24
    price $99,000
22. 2025-09-08
    listed $125,000 Active
23. 2019-08-19
    soldstatus 473-char remark

    Show marketing remark (473 chars)

    Remarks: Comfortable open living in this large 3 bedroom, 2 bath home with carport. Spacious kitchen with a moveable island. Large master suite with large master bathroom. Property offers 2 sheds and attached sprinkler system attached to home. Highwood mobile park is a well manicured and maintained park. Located on East end of Great Falls, near Malmstrom AFB, and within minutes of Benefis Hospital. Call Jennifer Benski; [phone], or your real estate professional.

24. 2019-02-15
    listed $83,000 473-char remark

    Show marketing remark (473 chars)

    Remarks: Comfortable open living in this large 3 bedroom, 2 bath home with carport. Spacious kitchen with a moveable island. Large master suite with large master bathroom. Property offers 2 sheds and attached sprinkler system attached to home. Highwood mobile park is a well manicured and maintained park. Located on East end of Great Falls, near Malmstrom AFB, and within minutes of Benefis Hospital. Call Jennifer Benski; [phone], or your real estate professional.

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,809
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − HOA: −$9,900
• − Depreciation: −$2,618
• Taxable loss: −$1,880
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $-473/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: Great Falls H S
• NCES district ID: 3013050
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $43,586
• Composite: 28.03/100
• National rank: #6846
• State rank: #79 of 116 in MT

Livability — Great Falls

• Score: 78/100
• State rank: #19
• US rank: #2473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Falls, MT
• County: Cascade County · 75,427 people
• City population: 75,427
• Metro: Great Falls, MT
• Population (ZIP): 33,350
• Household income: $59,449
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 1123.0

Population outlook (Cascade County) Hauer SSP2

• Today (2025): 81,936 people
• By 2030: 81,376 · -0.7%
• By 2040: 79,435 · -3.1%
• By 2050: 77,906 · -4.9%
• By 2075: 78,595 · -4.1%
• By 2100: 79,997 · -2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 6% Native American 4% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Italian 3% Romanian 2%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Cascade

• 2024 margin: Strong R (+22.3) · D 37.3% · R 59.6% · Other 3.0%
• 2008→2024 swing: -24.6pp toward R · 2008: 2.3pp · 2024: -22.3pp
• All cycles: 2024: R+22.3 2020: R+19.7 2016: R+21.6 2012: R+9.1 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.87%
• Current HPI: 213.0016
• Rent YoY: ▲ 3.64%
• Metro: Great Falls, 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

+8.4% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $90,000 MRMLS
• 2026-02-26 Price Changed $95,000 MRMLS
• 2025-10-24 Price Changed $99,000 MRMLS
• 2025-09-08 Listed $125,000 MRMLS
• 2019-08-19 Sold (MLS) — MRMLS
• 2019-02-15 Listed $83,000 MRMLS