1 Attika Drive St · Billings, MT 59101

$85,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 182 Days on market

Built 2008 $740/mo HOA · 43% of rent ↓ 29% 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 +16.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Open floor plan
• Sunkin living room
• Fire place

Tags

• OPEN FLOOR PLAN
• CORNER LOT
• MASSIVE KITCHEN ISLAND
• SUNKIN LIVING ROOM
• FIRE PLACE
• SOAKING TUB

Property features AI

Finance

• Other: Property taxes listed separately (not included here)
• HOA & community: Homeowners association with a monthly fee of $740; HOA fee includes trash and water

Exterior

• Parking: No dedicated parking listed
• Utilities: Public water; Public sewer
• Home design: Manufactured home (single-family residence); One level; Residential property in Cherry Creek MHP; Property listed as updated/remodeled
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Corner lot; No fencing

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Oven; Range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Updated/remodeled interior; Total of 7 rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $47 ($564/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.0% in Billings — 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 80/100 on livability (#10 in MT, #1,830 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Billings H S (urban): math 29% / reading 45% proficiency, ranked #69 of 116 in MT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Skyview High School (math 26% / reading 39%, grade F, #56 of 132 statewide, top 42%, 1,602 students, 0% FRL).
• Market conditions: Rents rising (+4.0%/yr); 279 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,401 units permitted in Yellowstone County in 2024 (281 in 5+ unit buildings).
• This rent runs 36% of the median local income ($59k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yellowstone County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
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: 2.05% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $438,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1261 Cherry Island Drive Dr	0.14mi	3/2.0	1,510 (-10%)	2mo	$394,000	$261	75
1402 Emma Avenue Ave	0.44mi	3/2.0	1,728 (+3%)	1mo	$484,500	$280	74
1297 Cherry Island Dr	0.08mi	3/2.0	1,530 (-9%)	9mo	$415,000	$271	74
1621 Janie St	0.43mi	3/1.5	1,656 (-1%)	6mo	$155,000	$94	70
1330 Anchor Ave	0.43mi	3/2.5	1,628 (-3%)	3mo	$499,900	$307	70
1510 Maurine St	0.51mi	3/2.0	1,770 (+5%)	1mo	$225,000	$127	66
1329 Anchor Ave	0.44mi	3/2.0	1,749 (+4%)	9mo	$489,900	$280	66
1327 Tania Cir	0.56mi	3/2.0	1,602 (-5%)	7mo	$475,000	$297	60
1724 Natalie St	0.63mi	3/2.0	1,802 (+7%)	3mo	$439,900	$244	56
1418 Wicks Ln	0.45mi	3/2.0	1,440 (-14%)	0mo	$295,000	$205	55
1745 Elaine St	0.54mi	3/2.0	1,473 (-12%)	0mo	$339,000	$230	54
1224 Dublin St St	0.62mi	4/3.0 (+1)	1,740 (+4%)	9mo	$379,900	$218	49

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 · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.64×
• Total profit: $-8,603
• Equity at exit: $12,674

10-year hold

• IRR: 2.8%
• Equity multiple: 1.23×
• Total profit: $5,416
• Equity at exit: $7,349

Cash invested: $23,800 (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 59101

• Rents YoY: 4.0%
• Active inventory: 279
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$740
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $47

Break-even live

Break-even rent $1,680

Max offer price $85,000

Occupancy floor 92%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Hartland St N Billings, MT	3.0	2.0	1150	$1,595	$1.39	13d	1	0.14mi
34 Jubilee St Unit 34JU Billings, MT	3.0	2.0	1088	$1,719	$1.58	43d	1	0.24mi
1229 Hawthorne Ln Billings, MT	4.0	2.0	2200	$2,400	$1.09	13d	1	0.67mi
1227 Hawthorne Ln Billings, MT	4.0	1.0	2200	$1,800	$0.82	13d	1	0.68mi
1270 Poe St Billings, MT	4.0	3.0	1862	$2,300	$1.24	13d	1	0.80mi
1084 Kyhl Ln Billings, MT	3.0	1.0	2200	$2,195	$1.00	13d	1	1.08mi
808 Royal Ave Billings, MT	4.0	3.0	2134	$2,195	$1.03	13d	1	1.12mi
922 Yellowstone River Rd Billings, MT	2.0	2.0	1200	$1,195	$1.00	13d	1	1.21mi

HOA detail

• Monthly dues: $740 · $8,880/yr

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 182 DOM
2. 2026-06-18
   days on market $85,000 Active 181 DOM
3. 2026-06-17
   days on market $85,000 Active 180 DOM
4. 2026-06-16
   days on market $85,000 Active 179 DOM
5. 2026-06-15
   days on market $85,000 Active 178 DOM
6. 2026-06-14
   days on market $85,000 Active 176 DOM
7. 2026-06-13
   days on market $85,000 Active 175 DOM
8. 2026-06-10
   days on market $85,000 Active 173 DOM
9. 2026-06-09
   days on market $85,000 Active 172 DOM
10. 2026-06-08
    days on market $85,000 Active 171 DOM
11. 2026-06-07
    days on market $85,000 Active 170 DOM
12. 2026-06-05
    days on market $85,000 Active 167 DOM
13. 2026-06-02
    days on market $85,000 Active 165 DOM
14. 2026-06-01
    days on market $85,000 Active 164 DOM
15. 2026-05-31
    days on market $85,000 Active 163 DOM
16. 2026-05-30
    days on market $85,000 Active 162 DOM
17. 2026-05-11
    historical Active Under Contract
18. 2026-04-01
    price $85,000
19. 2026-02-23
    price $95,000
20. 2026-01-12
    price $110,000
21. 2025-12-18
    listed $120,000 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,877
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − HOA: −$8,880
• − Depreciation: −$2,473
• Taxable loss: −$277
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $630/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: Billings H S
• NCES district ID: 3003900
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $49,863
• Composite: 31.93/100
• National rank: #5848
• State rank: #69 of 116 in MT

Livability — Billings

• Score: 80/100
• State rank: #10
• US rank: #1830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Billings, MT
• County: Yellowstone County · 159,426 people
• City population: 147,124
• Metro: Billings, MT
• Population (ZIP): 42,250
• Household income: $58,598
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 1534.0

Population outlook (Yellowstone County) Hauer SSP2

• Today (2025): 176,227 people
• By 2030: 185,619 · +5.3%
• By 2040: 203,543 · +15.5%
• By 2050: 221,100 · +25.5%
• By 2075: 266,931 · +51.5%
• By 2100: 301,141 · +70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Native American 9% Two or more races 8% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 6% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Yellowstone

• 2024 margin: Strong R (+27.1) · D 34.9% · R 62.0% · Other 3.1%
• 2008→2024 swing: -20.8pp toward R · 2008: -6.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+27.1 2012: R+20.6 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.74%
• Current HPI: 201.7039
• Rent YoY: ▲ 3.96%
• Metro: Billings, 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

-29.2% since first listed

5 events — show timeline

• 2026-05-11 Contingent — BMTMLS
• 2026-04-01 Price Changed $85,000 BMTMLS
• 2026-02-23 Price Changed $95,000 BMTMLS
• 2026-01-12 Price Changed $110,000 BMTMLS
• 2025-12-18 Listed $120,000 BMTMLS