3805 7th St NE #15 · Great Falls, MT 59404

$159,900

3 bd · 2.0 ba · 2,480 sqft · Manufactured · 246 Days on market

Built 1996 Est $154k · at est. ↓ 32% since listing

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Why this score? — see what drove the C+ 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +5.7/15.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2 living room areas
• Triple wide home
• Island kitchen

Tags

• TRIPLE WIDE HOME
• 2 LIVING ROOM AREAS
• PLENTY OF CUPBOARD SPACE
• ISLAND KITCHEN
• WALK-IN CLOSET
• PARADISE ENSUITE

Property features AI

Finance

• Other: Residential property type
• Financial info: Land is leased

Exterior

• Home design: Manufactured home; Triple wide
• Construction: Block foundation

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Dryer; Dishwasher; Freezer; Microwave; Range; Refrigerator; Washer; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: schools C-, 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.
• Market conditions: 131 active listings in the ZIP; solid renter incomes; 223 units permitted in Cascade County in 2024 (37 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $153,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3805 7th St NE #195	0.11mi	4/2.0 (+1)	2,288 (-8%)	21mo	$141,500	$62	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $7,087
• Equity at exit: $23,842

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $48,748
• Equity at exit: $13,825

Cash invested: $44,772 (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 59404

• Active inventory: 131
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $518

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 70%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $159,900 Active 246 DOM
2. 2026-06-18
   days on market $159,900 Active 245 DOM
3. 2026-06-17
   days on market $159,900 Active 244 DOM
4. 2026-06-16
   days on market $159,900 Active 243 DOM
5. 2026-06-15
   days on market $159,900 Active 242 DOM
6. 2026-06-14
   days on market $159,900 Active 240 DOM
7. 2026-06-13
   days on market $159,900 Active 239 DOM
8. 2026-06-10
   days on market $159,900 Active 237 DOM
9. 2026-06-09
   days on market $159,900 Active 236 DOM
10. 2026-06-08
    days on market $159,900 Active 235 DOM
11. 2026-06-07
    days on market $159,900 Active 234 DOM
12. 2026-06-05
    days on market $159,900 Active 231 DOM
13. 2026-06-03
    days on market $159,900 Active 230 DOM
14. 2026-06-02
    days on market $159,900 Active 229 DOM
15. 2026-06-01
    days on market $159,900 Active 228 DOM
16. 2026-05-31
    days on market $159,900 Active 227 DOM
17. 2026-05-30
    days on market $159,900 Active 226 DOM
18. 2026-03-30
    price $159,900
19. 2026-01-08
    price $167,500
20. 2025-12-01
    price $174,900
21. 2025-11-06
    price $179,500
22. 2025-10-16
    listed $188,500 Active
23. 2025-09-26
    price $189,000
24. 2025-08-18
    price $199,000
25. 2025-07-15
    price $219,000
26. 2025-06-02
    listed $235,000 Active

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 12 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: $24,648
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$4,652
• Taxable income: $3,898
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $5,276/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): 28,822
• Household income: $83,867
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 280.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 3% Native American 2% Asian 1% Black 1%
• Common ancestry: Portuguese 8% Slovak 3% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 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: ▼ -126.73%
• Current HPI: 208.7527
• Rent YoY: —
• 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

-32.0% since first listed

9 events — show timeline

• 2026-03-30 Price Changed $159,900 MRMLS
• 2026-01-08 Price Changed $167,500 MRMLS
• 2025-12-01 Price Changed $174,900 MRMLS
• 2025-11-06 Price Changed $179,500 MRMLS
• 2025-10-16 Listed $188,500 MRMLS
• 2025-09-26 Price Changed $189,000 MRMLS
• 2025-08-18 Price Changed $199,000 MRMLS
• 2025-07-15 Price Changed $219,000 MRMLS
• 2025-06-02 Listed $235,000 MRMLS