1813 S Reserve St #19 · Missoula, MT 59801

$86,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 4 Days on market

Built 1996 Fair condition Est $99k · 13% under

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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
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Great kitchen
• Covered deck
• Hot tub

Tags

• FENCED LOT
• GREAT KITCHEN
• LARGE SOAKER TUB
• LOW-MAINTENANCE VINYL SIDING
• COVERED DECK
• HOT TUB

Property features AI

Finance

• Other: Tax information available
• Financial info: Land is leased

Exterior

• Parking: Assigned parking
• Utilities: Natural gas available and connected; Electricity connected; Phone available; Public sewer
• Home design: Manufactured home (single wide); Residential property; Level lot
• Construction: Wood siding and vinyl siding; See remarks for foundation details
• Exterior features: Covered patio/deck; Deck; Storage shed(s); Partial chain link fencing; Accessible entrance with ramp

Interior

• Kitchen: Range; Refrigerator; Washer and dryer listed under appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Window cooling units
• Interior features: Washer and dryer included; Range; Refrigerator
• Laundry & utility: Washer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Cap rate 13.9% vs local median 1.7% in Missoula — 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 79/100 on livability (#17 in MT, #2,351 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Missoula H S (urban): math 31% / reading 52% proficiency, ranked #53 of 116 in MT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hawthorne School (math 52% / reading 62%, grade C+, #52 of 293 statewide, top 18%, 387 students, 0% FRL); Porter Middle School (math 28% / reading 48%, grade F, #75 of 146 statewide, top 51%, 579 students, 0% FRL); Big Sky High School (math 21% / reading 37%, grade F, #74 of 132 statewide, top 56%, 1,186 students, 0% FRL).
• Market conditions: Rents rising (+1.5%/yr); 106 active listings in the ZIP; 773 units permitted in Missoula County in 2024 (354 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Missoula County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $86,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.67% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.07%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $99,120
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 S Reserve St W #20	0.00mi	2/1.0	728 (-13%)	14mo	$59,900	$82	66
1803 Eaton St	0.33mi	3/1.5 (+1)	924 (+10%)	3mo	$50,000	$54	58
2511 Mount Ave Trlr 3	0.21mi	3/2.0 (+1)	952 (+13%)	2mo	$112,000	$118	58
2301 Fairview Ave	0.59mi	2/1.0	840 (0%)	24mo	$184,000	$219	53
2222 Burlington Ave	0.44mi	3/2.0 (+1)	924 (+10%)	12mo	$210,000	$227	44

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.77×
• Total profit: $18,573
• Equity at exit: $12,823

10-year hold

• IRR: 26.6%
• Equity multiple: 3.18×
• Total profit: $52,397
• Equity at exit: $7,436

Cash invested: $24,080 (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 59801

• Rents YoY: 1.5%
• Active inventory: 106
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $543

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 57%

Sensitivity live

Price	-10% $603	-5% $573	+0% $543	+5% $514	+10% $484
Rent	-10% $429	-5% $486	+0% $543	+5% $600	+10% $657
Rate	-1.0pp $587	-0.5pp $565	base $543	+0.5pp $521	+1.0pp $498

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $86,000 Active 4 DOM
2. 2026-06-19
   days on market $86,000 Active 2 DOM
3. 2026-06-17
   listed $86,000 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,280
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,502
• Taxable income: $5,476
• Est. tax owed @ 24.0%: −$1,314
• After-tax cash flow: $5,205/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to its kitchen and bathroom, along with exterior updates, to significantly increase its value for resale or rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Major bathroom fixtures — old and in poor condition
• Minor exterior siding — slight wear

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value
• Both bathroom renovation — updating the bathroom can significantly boost both resale and rental value
• Both exterior paint and landscaping — improving curb appeal can enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · old and in poor condition	Major	$15,000–50,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value ↑
• Both bathroom renovation — updating the bathroom can significantly boost both resale and rental value ↑
• Both exterior paint and landscaping — improving curb appeal can enhance both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Missoula H S
• NCES district ID: 3018540
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $41,814
• Composite: 34.87/100
• National rank: #5087
• State rank: #53 of 116 in MT

Livability — Missoula

• Score: 79/100
• State rank: #17
• US rank: #2351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Missoula, MT
• County: Missoula County · 100,878 people
• City population: 100,878
• Metro: Missoula, MT
• Population (ZIP): 30,916
• Household income: $58,347
• Rent vs Own: 57.4% rent · 42.6% own
• Severe rent burden: 2286.0

Population outlook (Missoula County) Hauer SSP2

• Today (2025): 127,248 people
• By 2030: 133,571 · +5.0%
• By 2040: 144,833 · +13.8%
• By 2050: 156,753 · +23.2%
• By 2075: 189,373 · +48.8%
• By 2100: 217,637 · +71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 5% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 7% Italian 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Missoula

• 2024 margin: Strong D (+21.4) · D 59.0% · R 37.5% · Other 3.5%
• 2008→2024 swing: -5.3pp toward R · 2008: 26.7pp · 2024: 21.4pp
• All cycles: 2024: D+21.4 2020: D+23.6 2016: D+15.8 2012: D+18.7 2008: D+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -809.50%
• Current HPI: 268.1207
• Rent YoY: ▲ 1.52%
• Metro: Missoula, 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

1 event — show timeline

• 2026-06-17 Listed $86,000 MRMLS