000 Main St · Roy, MT 59471

$20,000

2 bd · 1.0 ba · 740 sqft · Other · 76 Days on market

Built 1969

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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
• Appreciation +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Located in the heart of Roy, this comfortable, 2 bd, 1 bath mobile home (must be purchased with the bar) Positioned between the bar and the historic bank building, this property offers the perfect live/work setup for an owner or manager waiting to stay close to their business ventures. The home features a practical layout with a cozy living area, functional kitchen, and two comfortable bedrooms. whether you're looking for an affordable residence, staff housing, or a convenient home base while operating nearby businesses, this fully furnished property provides both comfort and location in the small town charm of Roy.

Key facts

• Live/work setup
• Large storage shed
• Built 1969

Tags

• LARGE STORAGE SHED
• LIVE/WORK SETUP
• FULLY FURNISHED PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#227 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, schools B+; Watch: health & safety C-, amenities F, commute F.
• Roy K-12 Schools (rural): math 25% / reading 25% proficiency, ranked #94 of 116 in MT (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 4 units permitted in Fergus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $201 of equity ($138 loan paydown + $63 appreciation (0.3% local appreciation)).
• Fergus County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($19k) 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: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.96% ✓
• Cap rate: 45.00%
• Cash-on-cash: 138.22%
• DSCR: 7.15
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.29×
• Total profit: $40,812
• Equity at exit: $6,126

10-year hold

• IRR: —
• Equity multiple: 17.33×
• Total profit: $91,468
• Equity at exit: $7,623

Cash invested: $5,600 (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 59471

• Home prices YoY: 0.1%
• Active inventory: 7
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $645

Break-even live

Break-even rent $176

Max offer price $20,000

Occupancy floor 30%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-07
   status $20,000 Pending 76 DOM
2. 2026-03-24
   status Active 624-char remark

   Show marketing remark (624 chars)

   Located in the heart of Roy, this comfortable, 2 bd, 1 bath mobile home (must be purchased with the bar) Positioned between the bar and the historic bank building, this property offers the perfect live/work setup for an owner or manager waiting to stay close to their business ventures. The home features a practical layout with a cozy living area, functional kitchen, and two comfortable bedrooms. whether you're looking for an affordable residence, staff housing, or a convenient home base while operating nearby businesses, this fully furnished property provides both comfort and location in the small town charm of Roy.

3. 2026-02-12
   listed $20,000 Active 624-char remark

   Show marketing remark (624 chars)

   Located in the heart of Roy, this comfortable, 2 bd, 1 bath mobile home (must be purchased with the bar) Positioned between the bar and the historic bank building, this property offers the perfect live/work setup for an owner or manager waiting to stay close to their business ventures. The home features a practical layout with a cozy living area, functional kitchen, and two comfortable bedrooms. whether you're looking for an affordable residence, staff housing, or a convenient home base while operating nearby businesses, this fully furnished property provides both comfort and location in the small town charm of Roy.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MT · Resets to sale price

• Current annual tax: $307 · $26/mo
• Projected year-2 tax: $307 · $26/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone D · 66% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 5 d/yr ≥93°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,906
• − Mortgage interest: −$1,120
• − Property taxes: −$307
• − Insurance: −$100
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$582
• Taxable income: $7,892
• Est. tax owed @ 24.0%: −$1,894
• After-tax cash flow: $5,846/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: Roy K-12 Schools
• NCES district ID: 3023160
• Math proficiency: 25% ▲ 25.00%
• Reading proficiency: 25% ▼ -25.00%
• Median HH income: $44,885
• Composite: 21.57/100
• National rank: #8307
• State rank: #94 of 116 in MT

Livability — Roy

• Score: 60/100
• State rank: #227
• US rank: #19359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roy, MT
• Population (ZIP): 316

Population outlook (Fergus County) Hauer SSP2

• Today (2025): 10,955 people
• By 2030: 10,722 · -2.1%
• By 2040: 10,274 · -6.2%
• By 2050: 9,993 · -8.8%
• By 2075: 10,766 · -1.7%
• By 2100: 10,922 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 11% Black 2% Native American 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 5% Romanian 2% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Fergus

• 2024 margin: Solid R (+51.3) · D 22.7% · R 74.0% · Other 3.4%
• 2008→2024 swing: -16.4pp toward R · 2008: -34.9pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+51.6 2016: R+52.6 2012: R+43.3 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.32%
• Current HPI: 232.0194
• 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

2 events — show timeline

• 2026-03-24 Relisted — HHLMLS
• 2026-02-12 Listed $20,000 HHLMLS

Property tax history

+12.1%/yr

Latest (2025): $307 · +112.1% YoY. Source: county tax records.