2860 Village Rd · Helena Valley Southeast, MT 59602

$197,000

3 bd · 2.0 ba · 1,566 sqft · SingleFamily · 143 Days on market

Built 2014

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: Pride of ownership shows throughout this lovely maintained & upgraded 1500 SF manufactured home on rented lot in Leisure Village. Spacious master suite w/ private bathroom, shower and walk-in closet + 2 additional bedrooms + full bath. Open concept living rm. dining, kitchen and multi-purpose area for office or TV room. Kitchen features gas stove, pantry, breakfast bar and great counter space. Generous laundry room will accommodate freezer. Attached & enclosed carport w/ overhead garage door has plenty of space for car, storage or work area. Ask agent for new upgrades list. A must see value! Call Laurie Koutnik at 406.439.9184 or your real estate professional.

Key facts

• Park-owned shed
• Attached garage
• Easy-to-access spot

Tags

• ATTACHED GARAGE
• PARK-OWNED SHED
• LOW-MAINTENANCE LIVING
• EASY-TO-ACCESS SPOT

Property features AI

Finance

• HOA & community: Clubhouse; Playground; Park; Community pool; Land is leased

Exterior

• Parking: Attached garage; Additional assigned parking; Garage with garage door opener (1 garage space)
• Utilities: Natural gas available and connected; Electricity connected; Public sewer
• Home design: Manufactured home (double wide); One level
• Construction: Composition roof; Metal roof; See remarks foundation details
• Exterior features: Community pool; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher; Range; Refrigerator; Accessible full bathroom; Accessible hallway(s)
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (0.3% below list).
• Recommended offer: $173k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.3% in Helena Valley Southeast — 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 (#160 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Helena H S (town): math 34% / reading 54% proficiency, ranked #42 of 116 in MT (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 195 active listings in the ZIP; solid renter incomes; 456 units permitted in Lewis and Clark County in 2024 (207 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 $6k of value loss. Plan a longer hold.
• Lewis and Clark County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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 wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. 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?
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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $497,988
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3747 Cupid Dr	0.22mi	3/2.0	1,681 (+7%)	0mo	$534,080	$318	77
2910 York Rd	0.45mi	3/3.0	1,618 (+3%)	9mo	$648,800	$401	62
3755 Cupid Dr	0.22mi	3/2.5	1,678 (+7%)	20mo	$493,000	$294	59
3736 Heather Dr	0.62mi	4/1.0 (+1)	1,656 (+6%)	11mo	$425,000	$257	43

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-19,787
• Equity at exit: $29,373

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,522
• Equity at exit: $17,033

Cash invested: $55,160 (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 59602

• Active inventory: 195
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$1,033
• Tax est. 1.5%: −$246 /mo · $2,955/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $190

Break-even live

Break-even rent $1,723

Max offer price $197,000

Occupancy floor 85%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   status $197,000 Pending 143 DOM
2. 2026-06-01
   days on market $197,000 Active Under Contract 143 DOM
3. 2026-05-31
   days on market $197,000 Active Under Contract 142 DOM
4. 2026-05-30
   days on market $197,000 Active Under Contract 141 DOM
5. 2026-03-11
   historical Active Under Contract
6. 2026-03-11
   price $197,000
7. 2026-01-09
   listed $198,000 Active
8. 2022-04-11
   soldstatus 689-char remark

   Show marketing remark (689 chars)

   Remarks: Pride of ownership shows throughout this lovely maintained & upgraded 1500 SF manufactured home on rented lot in Leisure Village. Spacious master suite w/ private bathroom, shower and walk-in closet + 2 additional bedrooms + full bath. Open concept living rm. dining, kitchen and multi-purpose area for office or TV room. Kitchen features gas stove, pantry, breakfast bar and great counter space. Generous laundry room will accommodate freezer. Attached & enclosed carport w/ overhead garage door has plenty of space for car, storage or work area. Ask agent for new upgrades list. A must see value! Call Laurie Koutnik at 406.439.9184 or your real estate professional.

9. 2021-11-17
   listed $150,000 689-char remark

   Show marketing remark (689 chars)

   Remarks: Pride of ownership shows throughout this lovely maintained & upgraded 1500 SF manufactured home on rented lot in Leisure Village. Spacious master suite w/ private bathroom, shower and walk-in closet + 2 additional bedrooms + full bath. Open concept living rm. dining, kitchen and multi-purpose area for office or TV room. Kitchen features gas stove, pantry, breakfast bar and great counter space. Generous laundry room will accommodate freezer. Attached & enclosed carport w/ overhead garage door has plenty of space for car, storage or work area. Ask agent for new upgrades list. A must see value! Call Laurie Koutnik at 406.439.9184 or your real estate professional.

10. 2020-09-14
    soldstatus 619-char remark

    Show marketing remark (619 chars)

    Remarks: Pride of ownership shows throughout this lovely maintained & upgraded 1500 SF manufactured home on rented lot in Leisure Village. Spacious master suite w/ private bathroom, shower and walk-in closet + 2 additional bedrooms + full bath. Open concept living rm. dining, kitchen and multi-purpose area for office or TV room. Kitchen features gas stove, pantry, breakfast bar and great counter space. Generous laundry room will accommodate freezer. Attached & enclosed carport w/ overhead garage door has plenty of space for car, storage or work area. Ask agent for new upgrades list. A must see value!

11. 2020-06-25
    listed $135,000 619-char remark

    Show marketing remark (619 chars)

    Remarks: Pride of ownership shows throughout this lovely maintained & upgraded 1500 SF manufactured home on rented lot in Leisure Village. Spacious master suite w/ private bathroom, shower and walk-in closet + 2 additional bedrooms + full bath. Open concept living rm. dining, kitchen and multi-purpose area for office or TV room. Kitchen features gas stove, pantry, breakfast bar and great counter space. Generous laundry room will accommodate freezer. Attached & enclosed carport w/ overhead garage door has plenty of space for car, storage or work area. Ask agent for new upgrades list. A must see value!

12. 2020-02-21
    listed $150,000
13. 2018-03-14
    soldstatus
14. 2017-09-07
    listed $109,000

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,567
• − Mortgage interest: −$11,035
• − Property taxes: −$2,955
• − Insurance: −$985
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$5,731
• Taxable loss: −$910
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $2,499/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: Helena H S
• NCES district ID: 3013830
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $55,565
• Composite: 38.26/100
• National rank: #4238
• State rank: #42 of 116 in MT

Livability — Helena Valley Southeast

• Score: 63/100
• State rank: #160
• US rank: #15212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena Valley Southeast, MT
• County: Lewis and Clark County · 62,482 people
• Metro: Helena, MT
• Population (ZIP): 30,754
• Household income: $92,985
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 105.0

Population outlook (Lewis and Clark County) Hauer SSP2

• Today (2025): 72,720 people
• By 2030: 75,403 · +3.7%
• By 2040: 79,496 · +9.3%
• By 2050: 82,741 · +13.8%
• By 2075: 90,296 · +24.2%
• By 2100: 93,425 · +28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Lithuanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Lewis and Clark

• 2024 margin: Lean R (+5.7) · D 45.4% · R 51.1% · Other 3.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 6.5pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.9 2016: R+6.9 2012: R+3.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.02%
• Current HPI: 243.543
• Rent YoY: —
• Metro: Helena, 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

+80.7% since first listed

10 events — show timeline

• 2026-03-11 Contingent — MRMLS
• 2026-03-11 Price Changed $197,000 MRMLS
• 2026-01-09 Listed $198,000 MRMLS
• 2022-04-11 Sold (MLS) — MRMLS
• 2021-11-17 Listed $150,000 MRMLS
• 2020-09-14 Sold (MLS) — MRMLS
• 2020-06-25 Listed $135,000 MRMLS
• 2020-02-21 Listed $150,000 MRMLS
• 2018-03-14 Sold (MLS) — MRMLS
• 2017-09-07 Listed $109,000 MRMLS