115 Stewart St · Anaconda-Deer Lodge County, MT 59711

$69,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 84 Days on market

Built 2019 1.00 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy pastoral relaxation at this beautifully landscaped one acre in the Opportunity area outside of rural Anaconda with a 2019 single-wide home, detached double car garage and RV parking, too. This lovely property has numerous aspen trees lining the fully-fenced perimeter, as well as some fruit trees, a garden area, and a fire pit and pergola seating area to enhance your outdoor enjoyment. This idyllic setting can be yours for a summer home or full-time residence. There are 2 wells so that the residence, RV pad, and garden areas are handled with ease.

Key facts

• Front covered deck
• Oversized back deck
• 1 acre lot

Tags

• ENERGY EFFICIENT WINDOWS
• STAINLESS STEEL APPLIANCES
• CENTRAL AIR CONDITIONING
• FRONT COVERED DECK
• OVERSIZED BACK DECK

Property features AI

Finance

• Other: Zoning: See remarks (Home only)

Exterior

• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Sewer: Other; Water: See remarks; Utilities: See remarks; Public maintained road access; City street frontage
• Home design: Manufactured home (single wide); One story; Built by Champion Home Builders
• Construction: Wood siding; Masonite exterior; Asphalt roof; Crawl space basement; Concrete basement elements; Level lot
• Exterior features: Rain gutters; Covered patio/porch; Deck

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating; Forced air heating
• Interior features: Open floor plan; Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.6% in Anaconda-Deer Lodge County — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Anaconda H S (town): math 35% / reading 45% proficiency, ranked #155 of 339 in MT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 20 units permitted in Deer Lodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Deer Lodge County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 2.22% ✓
• Cap rate: 18.92%
• Cash-on-cash: 45.11%
• DSCR: 3.01
• GRM: 3.8

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: 42.2%
• Equity multiple: 2.82×
• Total profit: $35,561
• Equity at exit: $10,422

10-year hold

• IRR: 48.4%
• Equity multiple: 5.67×
• Total profit: $91,420
• Equity at exit: $6,044

Cash invested: $19,572 (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 59711

• Home prices YoY: -30.4%
• Active inventory: 119
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $736

Break-even live

Break-even rent $622

Max offer price $69,900

Occupancy floor 48%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $69,900 Active 84 DOM
2. 2026-06-18
   days on market $69,900 Active 83 DOM
3. 2026-06-17
   days on market $69,900 Active 82 DOM
4. 2026-06-16
   days on market $69,900 Active 81 DOM
5. 2026-06-15
   days on market $69,900 Active 80 DOM
6. 2026-06-14
   days on market $69,900 Active 78 DOM
7. 2026-06-13
   status $69,900 Active 77 DOM
8. 2026-06-12
   days on market $69,900 Active Under Contract 77 DOM
9. 2026-06-09
   days on market $69,900 Active Under Contract 74 DOM
10. 2026-06-08
    days on market $69,900 Active Under Contract 73 DOM
11. 2026-06-07
    statusdays on market $69,900 Active Under Contract 72 DOM
12. 2026-06-05
    days on market $69,900 Active 69 DOM
13. 2026-06-03
    days on market $69,900 Active 68 DOM
14. 2026-06-02
    days on market $69,900 Active 67 DOM
15. 2026-06-01
    days on market $69,900 Active 66 DOM
16. 2026-05-31
    days on market $69,900 Active 65 DOM
17. 2026-05-30
    days on market $69,900 Active 64 DOM
18. 2026-05-16
    price $69,900
19. 2026-05-01
    price $73,500
20. 2026-03-27
    listed $78,900 Active
21. 2025-06-16
    soldstatus 558-char remark

    Show marketing remark (558 chars)

    Enjoy pastoral relaxation at this beautifully landscaped one acre in the Opportunity area outside of rural Anaconda with a 2019 single-wide home, detached double car garage and RV parking, too. This lovely property has numerous aspen trees lining the fully-fenced perimeter, as well as some fruit trees, a garden area, and a fire pit and pergola seating area to enhance your outdoor enjoyment. This idyllic setting can be yours for a summer home or full-time residence. There are 2 wells so that the residence, RV pad, and garden areas are handled with ease.

22. 2025-06-16
    soldstatus

    Show marketing remark (558 chars)

    Enjoy pastoral relaxation at this beautifully landscaped one acre in the Opportunity area outside of rural Anaconda with a 2019 single-wide home, detached double car garage and RV parking, too. This lovely property has numerous aspen trees lining the fully-fenced perimeter, as well as some fruit trees, a garden area, and a fire pit and pergola seating area to enhance your outdoor enjoyment. This idyllic setting can be yours for a summer home or full-time residence. There are 2 wells so that the residence, RV pad, and garden areas are handled with ease.

23. 2025-04-18
    listed $260,000 558-char remark

    Show marketing remark (558 chars)

    Enjoy pastoral relaxation at this beautifully landscaped one acre in the Opportunity area outside of rural Anaconda with a 2019 single-wide home, detached double car garage and RV parking, too. This lovely property has numerous aspen trees lining the fully-fenced perimeter, as well as some fruit trees, a garden area, and a fire pit and pergola seating area to enhance your outdoor enjoyment. This idyllic setting can be yours for a summer home or full-time residence. There are 2 wells so that the residence, RV pad, and garden areas are handled with ease.

24. 2019-08-14
    soldstatus
25. 2002-11-27
    soldstatus
26. 1997-06-11
    soldstatus

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,148 · $96/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,639
• − Mortgage interest: −$3,915
• − Property taxes: −$1,148
• − Insurance: −$350
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$2,033
• Taxable income: $8,211
• Est. tax owed @ 24.0%: −$1,971
• After-tax cash flow: $6,858/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: Anaconda H S
• NCES district ID: 3002030
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 45% ▲ 15.00%
• Median HH income: $37,100
• Composite: 35.67/100
• National rank: #9685
• State rank: #155 of 339 in MT

Livability — Anaconda-Deer Lodge County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Anaconda-Deer Lodge County, MT
• City population: 9,741
• Population (ZIP): 9,464

Population outlook (Deer Lodge County) Hauer SSP2

• Today (2025): 9,094 people
• By 2030: 8,931 · -1.8%
• By 2040: 8,471 · -6.9%
• By 2050: 7,986 · -12.2%
• By 2075: 6,950 · -23.6%
• By 2100: 6,142 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Portuguese 5% Lithuanian 5% Scottish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Deer Lodge

• 2024 margin: Toss-up / Even · D 48.8% · R 47.8% · Other 3.4%
• 2008→2024 swing: -36.5pp toward R · 2008: 37.5pp · 2024: 1.0pp
• All cycles: 2024: D+1.0 2020: D+7.7 2016: D+6.9 2012: D+31.7 2008: D+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.41%
• Current HPI: 318.7076
• 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

-73.1% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $69,900 MRMLS
• 2026-05-01 Price Changed $73,500 MRMLS
• 2026-03-27 Listed $78,900 MRMLS
• 2025-06-16 Sold (Public Records) — Public Records
• 2025-06-16 Sold (MLS) — MRMLS
• 2025-04-18 Listed $260,000 MRMLS
• 2019-08-14 Sold (Public Records) — Public Records
• 2002-11-27 Sold (Public Records) — Public Records
• 1997-06-11 Sold (Public Records) — Public Records

Property tax history

+26.4%/yr

Latest (2025): $1,148 · -21.5% YoY. Source: county tax records.