6000 U.S. Hwy 93 S · Missoula, MT 59804

$105,000

3 bd · 1.0 ba · 840 sqft · Manufactured · 13 Days on market

Built 2023 Poor condition Est $114k · 8% 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 +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: Fully renovated property features 2 bedrooms 1 bathroom manufactured home just outside of Missoula. Kitchen features new appliances and a great center island with lots of counter space. Bathroom expanded into old laundry room for more space and features walk in shower. Yard is fenced in and property is pet friendly. Home is on a rented lot and buyer must be approved by property manager. Lot rent is $350, includes water and garbage. Contact Everett Fred at 406-880-8227, or your real estate professional.

Key facts

• New flooring
• Light fixtures
• Ceiling fans

Tags

• FULL KITCHEN REMODELS
• BATH REMODELS
• NEW FLOORING
• LIGHT FIXTURES
• CEILING FANS
• UPDATED EXTERIOR DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $105k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 13.8% 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.
• Market conditions: 52 active listings in the ZIP; solid renter incomes; 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 $726 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 + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $10k (9%) 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 $105,000

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: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $114,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6000 US Hwy 93 S #3	0.03mi	3/2.0	880 (+5%)	14mo	$120,000	$136	75

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $25,062
• Equity at exit: $15,656

10-year hold

• IRR: 29.0%
• Equity multiple: 3.59×
• Total profit: $76,076
• Equity at exit: $9,078

Cash invested: $29,400 (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 59804

• Active inventory: 52
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $660

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 57%

Sensitivity live

Price	-10% $733	-5% $696	+0% $660	+5% $624	+10% $588
Rent	-10% $522	-5% $591	+0% $660	+5% $730	+10% $799
Rate	-1.0pp $713	-0.5pp $687	base $660	+0.5pp $633	+1.0pp $605

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $105,000 Active 13 DOM
2. 2026-06-18
   days on market $105,000 Active 12 DOM
3. 2026-06-17
   days on market $105,000 Active 11 DOM
4. 2026-06-16
   pricedays on market $105,000 Active 10 DOM
5. 2026-06-15
   days on market $115,000 Active 9 DOM
6. 2026-06-14
   days on market $115,000 Active 7 DOM
7. 2026-06-13
   days on market $115,000 Active 6 DOM
8. 2026-06-10
   days on market $115,000 Active 4 DOM
9. 2026-06-09
   days on market $115,000 Active 3 DOM
10. 2026-06-08
    days on market $115,000 Active 2 DOM
11. 2026-06-07
    listed $115,000 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 9 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,051
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$3,055
• Taxable income: $6,647
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $6,327/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and maintenance, including major work on the siding, roof, flooring, and interior. Significant improvements are needed to make it move-in ready and increase its value.

Repairs flagged

• Major Siding repair — Severe weathering and damage
• Major Roof inspection — Siding condition suggests underlying roof issues
• Major Flooring repair — Exposed subflooring and missing siding
• Major Interior repairs — Exterior condition suggests interior may be in poor condition

Value-add opportunities

• Both Siding repair and replacement — Improves curb appeal and structural integrity
• Both Roof inspection and repair — Ensures structural integrity and protects home
• Both Flooring repair and replacement — Fixes structural issues and improves living conditions
• Both Interior repairs and updates — Improves living conditions and enhances resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding repair · Severe weathering and damage	Major	$15,000–50,000
Roof inspection · Siding condition suggests underlying roof issues	Major	$15,000–50,000
Flooring repair · Exposed subflooring and missing siding	Major	$15,000–50,000
Interior repairs · Exterior condition suggests interior may be in poor condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Siding repair and replacement — Improves curb appeal and structural integrity ↑
• Both Roof inspection and repair — Ensures structural integrity and protects home ↑
• Both Flooring repair and replacement — Fixes structural issues and improves living conditions ↑
• Both Interior repairs and updates — Improves living conditions and enhances resale 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

• County: Missoula County · 100,878 people
• City population: 100,878
• Metro: Missoula, MT
• Population (ZIP): 8,123
• Household income: $76,266
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 311.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Portuguese 4% Lithuanian 4%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Tagalog/Filipino 2% Spanish 1% Chinese 1%

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: ▼ -439.88%
• Current HPI: 270.8595
• Rent YoY: —
• 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

-92.7% since first listed

6 events — show timeline

• 2026-06-07 Listed $115,000 FSBO.com
• 2022-11-15 Sold (MLS) — MRMLS
• 2022-10-27 Sold (MLS) — MRMLS
• 2022-10-26 Listed $130,000 MRMLS
• 2022-09-09 Listed $75,000 MRMLS
• 2014-08-06 Listed $1,575,000 MRMLS