118 1st Ave SW · Park City, MT 59063

$150,000

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

Built 1993 6,490 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Separate gas furnace
• Utility cabinetry
• Dining area

Tags

• MASSIVE ADDITION
• NEW ELECTRIC FURNACE HEATING
• DINING AREA
• PRACTICAL STORAGE SPACE
• UTILITY CABINETRY
• SEPARATE GAS FURNACE

Property features AI

Exterior

• Parking: Assigned parking; 2 covered spaces; 2-car garage
• Utilities: Public and well water sources; Public sewer
• Home design: Manufactured home; Residential property; Single-story (main-level living)
• Construction: Metal siding
• Exterior features: Fenced yard; Shed(s) on the property

Interior

• Kitchen: Oven; Range; Refrigerator; Dishwasher not listed
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas and electric heating with forced air; Window AC units
• Interior features: Dryer; Oven; Range; Refrigerator; Washer
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 69/100 on livability (#86 in MT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Park City Elementary (rural): math 25% / reading 30% proficiency, ranked #216 of 339 in MT (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Park City School (math 27% / reading 42%, grade F, #197 of 293 statewide, top 71%, 174 students, 0% FRL); Park City 7-8 (math 24% / reading 34%, grade F, #106 of 146 statewide, top 77%, 50 students, 0% FRL) — zoned schools average 0% FRL vs 19% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP; 3 units permitted in Stillwater County in 2024 (0 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.
• Stillwater County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $13,843
• Equity at exit: $22,365

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $61,265
• Equity at exit: $12,969

Cash invested: $42,000 (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 59063

• Home prices YoY: -13.5%
• Active inventory: 18
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $598

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 66%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-18
   listed $150,000 Active 1 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,837
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$4,364
• Taxable income: $5,097
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $5,959/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: Park City Elementary
• NCES district ID: 3020040
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $65,311
• Composite: 28.52/100
• National rank: #12082
• State rank: #216 of 339 in MT

Livability — Park City

• Score: 69/100
• State rank: #86
• US rank: #8517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park City, MT
• Population (ZIP): 2,055

Population outlook (Stillwater County) Hauer SSP2

• Today (2025): 10,308 people
• By 2030: 10,674 · +3.6%
• By 2040: 11,239 · +9.0%
• By 2050: 11,768 · +14.2%
• By 2075: 13,680 · +32.7%
• By 2100: 15,218 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Stillwater

• 2024 margin: Solid R (+61.7) · D 17.9% · R 79.6% · Other 2.6%
• 2008→2024 swing: -30.0pp toward R · 2008: -31.7pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.6 2016: R+56.6 2012: R+44.5 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.37%
• Current HPI: 271.631
• 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

+3.4% since first listed

6 events — show timeline

• 2026-06-11 Listed $150,000 BMTMLS
• 2025-09-10 Price Changed $145,000 BMTMLS
• 2006-09-27 Sold (Public Records) — Public Records
• 2006-08-11 Sold (Public Records) — Public Records
• 2005-09-08 Sold (Public Records) — Public Records
• 2003-10-03 Sold (Public Records) — Public Records

Property tax history

-12.2%/yr

Latest (2025): $92 · -19.1% YoY. Source: county tax records.