2620 Colusa St · Butte-Silver Bow (balance), MT 59701

$59,000

2 bd · 2.0 ba · 672 sqft · Land · 63 Days on market

Built 1977 0.52 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come look at this 2 Bedroom, 2 Bath mobile home on a rented lot, tailored for homebuyers seeking affordable living. Each bedroom and bathroom are designed to maximize privacy with separate entrances and living room areas. In the center of the home is a spacious kitchen with ample cabinet space that divides the two living areas. Brand new carpeting and flooring throughout the home, coupled with a recently updated roof, ensure low maintenance and peace of mind. Laundry hookups add an extra layer of convenience. Priced to sell, this one won't last! Oven and refrigerator on the way!

Key facts

• 0.52 acre lot
• Built 1977
• Listed 62 days

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Home design: Manufactured home (single wide); Residential property
• Construction: Pillar/post/pier foundation
• Exterior features: Lot approximately 0.52 acre

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Range; Refrigerator; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $59k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.9% in Butte-Silver Bow (balance) — 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.
• Butte H S (town): math 24% / reading 50% proficiency, ranked #73 of 116 in MT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.4%/yr); 320 active listings in the ZIP; 109 units permitted in Silver Bow County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Silver Bow County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.10% ✓
• Cap rate: 17.89%
• Cash-on-cash: 41.40%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 3.02×
• Total profit: $33,301
• Equity at exit: $8,797

10-year hold

• IRR: 51.8%
• Equity multiple: 7.39×
• Total profit: $105,588
• Equity at exit: $5,101

Cash invested: $16,520 (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 59701

• Home prices YoY: -30.7%
• Rents YoY: 10.4%
• Active inventory: 320
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $570

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 49%

Sensitivity live

Price	-10% $611	-5% $590	+0% $570	+5% $550	+10% $529
Rent	-10% $472	-5% $521	+0% $570	+5% $619	+10% $668
Rate	-1.0pp $600	-0.5pp $585	base $570	+0.5pp $555	+1.0pp $539

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $59,000 Active 63 DOM
2. 2026-06-18
   days on market $59,000 Active 62 DOM
3. 2026-06-17
   status $59,000 Active 61 DOM
4. 2026-06-17
   days on market $59,000 Active Under Contract 61 DOM
5. 2026-06-16
   days on market $59,000 Active Under Contract 60 DOM
6. 2026-06-15
   days on market $59,000 Active Under Contract 59 DOM
7. 2026-06-14
   days on market $59,000 Active Under Contract 57 DOM
8. 2026-06-12
   statusdays on market $59,000 Active Under Contract 56 DOM
9. 2026-06-09
   days on market $59,000 Active 53 DOM
10. 2026-06-08
    days on market $59,000 Active 52 DOM
11. 2026-06-07
    days on market $59,000 Active 51 DOM
12. 2026-06-05
    days on market $59,000 Active 48 DOM
13. 2026-06-03
    days on market $59,000 Active 47 DOM
14. 2026-06-02
    days on market $59,000 Active 46 DOM
15. 2026-06-01
    days on market $59,000 Active 45 DOM
16. 2026-05-31
    days on market $59,000 Active 44 DOM
17. 2026-05-30
    days on market $59,000 Active 43 DOM
18. 2026-05-14
    price $59,000
19. 2026-04-17
    listed $65,000 Active
20. 2024-03-08
    soldstatus Closed 585-char remark

    Show marketing remark (585 chars)

    Come look at this 2 Bedroom, 2 Bath mobile home on a rented lot, tailored for homebuyers seeking affordable living. Each bedroom and bathroom are designed to maximize privacy with separate entrances and living room areas. In the center of the home is a spacious kitchen with ample cabinet space that divides the two living areas. Brand new carpeting and flooring throughout the home, coupled with a recently updated roof, ensure low maintenance and peace of mind. Laundry hookups add an extra layer of convenience. Priced to sell, this one won't last! Oven and refrigerator on the way!

21. 2024-03-01
    historical Active Under Contract 585-char remark

    Show marketing remark (585 chars)

    Come look at this 2 Bedroom, 2 Bath mobile home on a rented lot, tailored for homebuyers seeking affordable living. Each bedroom and bathroom are designed to maximize privacy with separate entrances and living room areas. In the center of the home is a spacious kitchen with ample cabinet space that divides the two living areas. Brand new carpeting and flooring throughout the home, coupled with a recently updated roof, ensure low maintenance and peace of mind. Laundry hookups add an extra layer of convenience. Priced to sell, this one won't last! Oven and refrigerator on the way!

22. 2024-02-21
    listed $49,000 Active 585-char remark

    Show marketing remark (585 chars)

    Come look at this 2 Bedroom, 2 Bath mobile home on a rented lot, tailored for homebuyers seeking affordable living. Each bedroom and bathroom are designed to maximize privacy with separate entrances and living room areas. In the center of the home is a spacious kitchen with ample cabinet space that divides the two living areas. Brand new carpeting and flooring throughout the home, coupled with a recently updated roof, ensure low maintenance and peace of mind. Laundry hookups add an extra layer of convenience. Priced to sell, this one won't last! Oven and refrigerator on the way!

23. 2006-01-11
    soldstatus

ⓘ 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 2/10 Low 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,851
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,716
• Taxable income: $6,274
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $5,334/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: Butte H S
• NCES district ID: 3005310
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,852
• Composite: 30.74/100
• National rank: #6162
• State rank: #73 of 116 in MT

Livability — Butte-Silver Bow (balance)

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

Census & demographics

• Census place: Butte-Silver Bow (balance), MT
• County: Silver Bow County · 34,232 people
• City population: 35,306
• Metro: Butte-Silver Bow, MT
• Population (ZIP): 34,232
• Household income: $60,437
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1060.0

Population outlook (Silver Bow County) Hauer SSP2

• Today (2025): 35,745 people
• By 2030: 36,359 · +1.7%
• By 2040: 37,490 · +4.9%
• By 2050: 38,593 · +8.0%
• By 2075: 43,773 · +22.5%
• By 2100: 48,513 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Korean 1% Arabic 1%

Political lean MEDSL · Silver Bow

• 2024 margin: Lean D (+7.0) · D 51.5% · R 44.5% · Other 4.0%
• 2008→2024 swing: -33.4pp toward R · 2008: 40.4pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+14.1 2016: D+14.2 2012: D+32.5 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.08%
• Current HPI: 268.4972
• Rent YoY: ▲ 10.44%
• Metro: Butte-Silver Bow, 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

+20.4% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $59,000 MRMLS
• 2026-04-17 Listed $65,000 MRMLS
• 2024-03-08 Sold (MLS) — MRMLS
• 2024-03-01 Contingent — MRMLS
• 2024-02-21 Listed $49,000 MRMLS
• 2006-01-11 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $27,563 · +6.0% YoY. Source: county tax records.