3360 Big Flat Rd #54 · Wye, MT 59804

$149,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 213 Days on market

Built 1994 ↓ 14% 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Open floor plan
• New siding
• New water heater

Tags

• OPEN FLOOR PLAN
• BRAND NEW FLOORING
• NEW ROOF
• NEW SIDING
• NEW WATER HEATER
• INSULATED WALLS

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Parking: Assigned parking
• Utilities: Cable available; Electricity connected; Propane; Public sewer
• Home design: Manufactured home (single wide); One story; Updated/remodeled; Has a view; Built by Champion; Entry level not specified; Facing direction not specified
• Construction: Other foundation
• Exterior features: Storage; Covered patio/porch; Deck; Front porch; Shed(s); Level topography/lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Open floorplan; Vaulted ceilings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 1.5% in Wye — 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 63/100 on livability (#156 in MT) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime B; Watch: schools D-, amenities F, commute 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.
• Market conditions: 52 active listings in the ZIP; solid renter incomes; 773 units permitted in Missoula County in 2024 (354 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 $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 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?
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: 1.24% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $77,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3360 Big Flat Rd #45	0.00mi	3/2.0	1,280 (+5%)	24mo	$129,000	$101	71
3360 Big Flat Rd #17	0.00mi	3/2.0	1,292 (+6%)	24mo	$80,000	$62	70
3360 Big Flat Rd #42	0.00mi	3/1.0	1,100 (-10%)	14mo	$70,000	$64	68

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,367
• Equity at exit: $22,351

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $38,622
• Equity at exit: $12,961

Cash invested: $41,972 (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 59804

• Active inventory: 52
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $434

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 72%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $149,900 Active 213 DOM
2. 2026-06-18
   days on market $149,900 Active 212 DOM
3. 2026-06-17
   days on market $149,900 Active 211 DOM
4. 2026-06-16
   days on market $149,900 Active 210 DOM
5. 2026-06-15
   days on market $149,900 Active 209 DOM
6. 2026-06-14
   days on market $149,900 Active 207 DOM
7. 2026-06-13
   days on market $149,900 Active 206 DOM
8. 2026-06-10
   days on market $149,900 Active 204 DOM
9. 2026-06-09
   days on market $149,900 Active 203 DOM
10. 2026-06-08
    days on market $149,900 Active 202 DOM
11. 2026-06-07
    days on market $149,900 Active 201 DOM
12. 2026-06-05
    days on market $149,900 Active 198 DOM
13. 2026-06-03
    days on market $149,900 Active 197 DOM
14. 2026-06-02
    days on market $149,900 Active 196 DOM
15. 2026-06-01
    days on market $149,900 Active 195 DOM
16. 2026-05-31
    days on market $149,900 Active 194 DOM
17. 2026-05-30
    days on market $149,900 Active 193 DOM
18. 2026-02-17
    price $149,900
19. 2025-11-18
    listed $155,000 Active
20. 2025-10-11
    price $165,000
21. 2025-09-19
    price $169,000
22. 2025-09-03
    listed $174,000 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,325
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$4,361
• Taxable income: $2,997
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $4,486/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: 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 — Wye

• Score: 63/100
• State rank: #156
• US rank: #15003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Missoula County · 100,878 people
• Metro: Missoula, MT
• Population (ZIP): 8,123
• Household income: $76,266
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 311.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Portuguese 4% Lithuanian 4%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Tagalog/Filipino 2% Spanish 1% Chinese 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: ▼ -439.88%
• Current HPI: 270.8595
• Rent YoY: —
• 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

Price history

-13.9% since first listed

5 events — show timeline

• 2026-02-17 Price Changed $149,900 MRMLS
• 2025-11-18 Listed $155,000 MRMLS
• 2025-10-11 Price Changed $165,000 MRMLS
• 2025-09-19 Price Changed $169,000 MRMLS
• 2025-09-03 Listed $174,000 MRMLS