Grand Manor 6009 - BOYL Plan · Missoula, MT 59808

$261,900

3 bd · 2.0 ba · 1,998 sqft · Manufactured · 123 Days on market

Good condition

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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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Key facts

• Beverage center
• Ample windows
• Open-beam ceiling

Tags

• OPEN-BEAM CEILING
• AMPLE WINDOWS
• KITCHEN POT FILLER FAUCET
• ENTERTAINMENT CENTER
• BEVERAGE CENTER

Property features AI

Finance

• Other: Address: Grand Manor 6009 - BOYL Plan, Missoula, MT 59808; Status: Active
• Financial info: List price $261,900

Exterior

• Utilities: Electric heating (forced air)
• Home design: New construction plan (Grand Manor 6009 - BOYL)
• Construction: Living area approximately 1998 (plan)
• Exterior features: Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Electric forced air heating
• Interior features: Plan: Grand Manor 6009 - BOYL

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($476/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (10.6% below list).
• Recommended offer: $230k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Zoned schools: Hellgate Elem Lower Grades (math 47% / reading 57%, grade C-, #69 of 293 statewide, top 27%, 338 students, 0% FRL); Hellgate Middle School (math 46% / reading 64%, grade B-, #14 of 146 statewide, top 9%, 329 students, 0% FRL); Big Sky High School (math 21% / reading 37%, grade F, #74 of 132 statewide, top 56%, 1,186 students, 0% FRL).
• Market conditions: Rents rising (+2.4%/yr); 246 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-41,397
• Equity at exit: $39,050

10-year hold

• IRR: -8.8%
• Equity multiple: 0.47×
• Total profit: $-38,812
• Equity at exit: $22,644

Cash invested: $73,332 (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: 246
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$1,373
• Tax est. 1.5%: −$327 /mo · $3,928/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $40

Break-even live

Break-even rent $2,291

Max offer price $261,900

Occupancy floor 93%

Sensitivity live

Price	-10% $221	-5% $130	+0% $40	+5% $-51	+10% $-141
Rent	-10% $-145	-5% $-53	+0% $40	+5% $132	+10% $225
Rate	-1.0pp $172	-0.5pp $106	base $40	+0.5pp $-28	+1.0pp $-97

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: $65,475
• Closing costs: $7,857
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3735 W Broadway St Missoula, MT	1.0–3.0	1.0–2.0	1050	$2,600	$2.48	45d	6	1.03mi

Listing history 18 events

1. 2026-06-22
   days on market $261,900 Active 123 DOM
2. 2026-06-19
   days on market $261,900 Active 121 DOM
3. 2026-06-18
   days on market $261,900 Active 120 DOM
4. 2026-06-17
   days on market $261,900 Active 119 DOM
5. 2026-06-16
   days on market $261,900 Active 118 DOM
6. 2026-06-15
   days on market $261,900 Active 117 DOM
7. 2026-06-14
   days on market $261,900 Active 115 DOM
8. 2026-06-13
   days on market $261,900 Active 114 DOM
9. 2026-06-10
   days on market $261,900 Active 112 DOM
10. 2026-06-09
    days on market $261,900 Active 111 DOM
11. 2026-06-08
    days on market $261,900 Active 110 DOM
12. 2026-06-07
    days on market $261,900 Active 109 DOM
13. 2026-06-05
    days on market $261,900 Active 106 DOM
14. 2026-06-03
    days on market $261,900 Active 105 DOM
15. 2026-06-02
    days on market $261,900 Active 104 DOM
16. 2026-06-01
    days on market $261,900 Active 103 DOM
17. 2026-05-31
    days on market $261,900 Active 102 DOM
18. 2026-05-30
    days on market $261,900 Active 101 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

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,095
• − Mortgage interest: −$14,670
• − Property taxes: −$3,928
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$7,619
• Taxable loss: −$3,927
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $1,419/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 · 14 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a well-maintained exterior and interior. It has a good roof and flooring, and the bathrooms and kitchen are clean and well-maintained. The HVAC and other systems appear to be in good condition. The home has a good curb appeal and is ready for a new owner.

Value-add opportunities

• Both Paint the exterior — A fresh coat of paint can enhance the curb appeal and increase the home's value.
• Both Clean the gutters — Clean gutters improve the home's appearance and prevent water damage.
• Both Inspect and replace HVAC filters — A clean and functioning HVAC system improves the home's comfort and energy efficiency, which can increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — A fresh coat of paint can enhance the curb appeal and increase the home's value. ↑
• Both Clean the gutters — Clean gutters improve the home's appearance and prevent water damage. ↑
• Both Inspect and replace HVAC filters — A clean and functioning HVAC system improves the home's comfort and energy efficiency, which can increase its 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: 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

• 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