167 Kootenai Vista Dr #3 · Libby, MT 59923

$25,000

2 bd · 1.0 ba · 772 sqft · SingleFamily · 154 Days on market

Built 1972 Fair condition $32/sqft · 62% below area ↓ 44% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient & Affordable NW Montana living. Clean 2bd , 1ba mobile with 2 heat sources, 10 min. from Downtown Libby, 10 min. to fishing, 10 min. to National Forest and all that beautiful Montana has to offer. There is no land being sold with home. The rented lot includes road maintenance, water and sewer for $400/per month. Don't miss the opportunity to make this property your own. Can be used as a rental, new owner to submit application to Park landlord. Listing office does not guarantee the accuracy of the information provided. While deemed reliable, it was pulled from public sources. Buyer and buyer's agents are to conduct their own due diligence to verify the information provided to their satisfaction.

Key facts

• Built 1972
• Listed 153 days

🏷️ Possibly a rental listed for sale. The $25,000 price doesn't fit this home's estimated sale value (~$65,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 42.8% vs local median 2.4% in Libby — 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 74/100 on livability (#35 in MT, #4,426 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities D, employment D.
• Libby K-12 Schools (town): math 40% / reading 49% proficiency, ranked #46 of 116 in MT (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; 18 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Lincoln County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 4.73% ✓
• Cap rate: 42.84%
• Cash-on-cash: 130.52%
• DSCR: 6.81
• GRM: 1.8

CMA / ARV

• ARV (median comp): $65,000
• List price: $25,000
• Delta: -61.54%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.35×
• Total profit: $44,460
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 15.46×
• Total profit: $101,229
• Equity at exit: $2,162

Cash invested: $7,000 (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 59923

• Home prices YoY: -29.3%
• Active inventory: 168
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $761

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 31%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $25,000 Active 154 DOM
2. 2026-06-17
   days on market $25,000 Active 153 DOM
3. 2026-06-16
   days on market $25,000 Active 152 DOM
4. 2026-06-15
   days on market $25,000 Active 151 DOM
5. 2026-06-13
   pricedays on market $25,000 Active 149 DOM
6. 2026-06-12
   days on market $29,000 Active 148 DOM
7. 2026-06-09
   days on market $29,000 Active 145 DOM
8. 2026-06-08
   days on market $29,000 Active 144 DOM
9. 2026-06-07
   days on market $29,000 Active 143 DOM
10. 2026-06-05
    days on market $29,000 Active 141 DOM
11. 2026-06-04
    days on market $29,000 Active 139 DOM
12. 2026-06-02
    days on market $29,000 Active 138 DOM
13. 2026-06-01
    days on market $29,000 Active 137 DOM
14. 2026-05-31
    days on market $29,000 Active 136 DOM
15. 2026-03-23
    price $29,000 720-char remark

    Show marketing remark (720 chars)

    Convenient & Affordable NW Montana living. Clean 2bd , 1ba mobile with 2 heat sources, 10 min. from Downtown Libby, 10 min. to fishing, 10 min. to National Forest and all that beautiful Montana has to offer. There is no land being sold with home. The rented lot includes road maintenance, water and sewer for $400/per month. Don't miss the opportunity to make this property your own. Can be used as a rental, new owner to submit application to Park landlord. Listing office does not guarantee the accuracy of the information provided. While deemed reliable, it was pulled from public sources. Buyer and buyer's agents are to conduct their own due diligence to verify the information provided to their satisfaction.

16. 2026-03-01
    price $39,000 720-char remark

    Show marketing remark (720 chars)

    Convenient & Affordable NW Montana living. Clean 2bd , 1ba mobile with 2 heat sources, 10 min. from Downtown Libby, 10 min. to fishing, 10 min. to National Forest and all that beautiful Montana has to offer. There is no land being sold with home. The rented lot includes road maintenance, water and sewer for $400/per month. Don't miss the opportunity to make this property your own. Can be used as a rental, new owner to submit application to Park landlord. Listing office does not guarantee the accuracy of the information provided. While deemed reliable, it was pulled from public sources. Buyer and buyer's agents are to conduct their own due diligence to verify the information provided to their satisfaction.

17. 2026-02-11
    price $49,000 720-char remark

    Show marketing remark (720 chars)

    Convenient & Affordable NW Montana living. Clean 2bd , 1ba mobile with 2 heat sources, 10 min. from Downtown Libby, 10 min. to fishing, 10 min. to National Forest and all that beautiful Montana has to offer. There is no land being sold with home. The rented lot includes road maintenance, water and sewer for $400/per month. Don't miss the opportunity to make this property your own. Can be used as a rental, new owner to submit application to Park landlord. Listing office does not guarantee the accuracy of the information provided. While deemed reliable, it was pulled from public sources. Buyer and buyer's agents are to conduct their own due diligence to verify the information provided to their satisfaction.

18. 2026-01-15
    listed $52,000 Active 720-char remark

    Show marketing remark (720 chars)

    Convenient & Affordable NW Montana living. Clean 2bd , 1ba mobile with 2 heat sources, 10 min. from Downtown Libby, 10 min. to fishing, 10 min. to National Forest and all that beautiful Montana has to offer. There is no land being sold with home. The rented lot includes road maintenance, water and sewer for $400/per month. Don't miss the opportunity to make this property your own. Can be used as a rental, new owner to submit application to Park landlord. Listing office does not guarantee the accuracy of the information provided. While deemed reliable, it was pulled from public sources. Buyer and buyer's agents are to conduct their own due diligence to verify the information provided to their satisfaction.

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,190
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$727
• Taxable income: $9,292
• Est. tax owed @ 24.0%: −$2,230
• After-tax cash flow: $6,907/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 · 12 photos

Fair 40/100 Moderate rehab

This property requires significant repairs and updates to improve its condition and value. Exterior siding and roof are in poor condition, and interior walls and flooring need attention. Painting and replacing carpet would improve the home's appearance and value.

Repairs flagged

• Major Exterior siding — Damaged and weathered
• Major Roof — Visible damage
• Major Flooring — Worn carpet
• Major Interior walls — Peeling paint

Value-add opportunities

• Both Paint interior walls — Enhances appearance and value
• Both Replace carpet — Improves comfort and value
• Both Replace exterior siding — Improves curb appeal and value
• Both Replace roof — Ensures structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Damaged and weathered	Major	$15,000–50,000
Roof · Visible damage	Major	$15,000–50,000
Flooring · Worn carpet	Major	$15,000–50,000
Interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Enhances appearance and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Replace exterior siding — Improves curb appeal and value ↑
• Both Replace roof — Ensures structural integrity 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: Libby K-12 Schools
• NCES district ID: 3016530
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $34,022
• Composite: 36.67/100
• National rank: #4610
• State rank: #46 of 116 in MT

Livability — Libby

• Score: 74/100
• State rank: #35
• US rank: #4426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,885

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 17,226 people
• By 2030: 15,974 · -7.3%
• By 2040: 13,415 · -22.1%
• By 2050: 11,546 · -33.0%
• By 2075: 9,990 · -42.0%
• By 2100: 11,055 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Native American 2%
• Common ancestry: Portuguese 7% Lithuanian 5% Italian 4%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+53.4) · D 22.2% · R 75.6% · Other 2.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -29.0pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+49.7 2016: R+50.6 2012: R+39.5 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.53%
• Current HPI: 266.3173
• 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

-44.2% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $29,000 MRMLS
• 2026-03-01 Price Changed $39,000 MRMLS
• 2026-02-11 Price Changed $49,000 MRMLS
• 2026-01-15 Listed $52,000 MRMLS