3 Bed 2 Bath Single Section Plan · Billings, MT 59105

$95,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 617 Days on market

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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 +4.5/5.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Storage unit rental
• Barbecue area
• Rv storage

Tags

• PET-FRIENDLY COMMUNITY
• BARBECUE AREA
• RV STORAGE
• STORAGE UNIT RENTAL

Property features AI

Finance

• Financial info: List price $95,900

Exterior

• Home design: Single-section manufactured home; Inventory type: Plan
• Exterior features: Living area approximately 1,344 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model: 3 Bed 2 Bath Single Section

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $96k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.0% in Billings — 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 80/100 on livability (#10 in MT, #1,830 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools D+, crime F.
• Billings H S (urban): math 29% / reading 45% proficiency, ranked #69 of 116 in MT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.8%/yr); 335 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,401 units permitted in Yellowstone County in 2024 (281 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yellowstone County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 617 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $84,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 617 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.69% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.61%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $63,168
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Lapin St	0.25mi	3/2.0	1,386 (+3%)	9mo	$65,900	$48	75
13 Hartland St N	0.11mi	3/2.0	1,216 (-10%)	7mo	$35,000	$29	73
15 Danube St	0.26mi	4/2.0 (+1)	1,404 (+4%)	9mo	$135,000	$96	68
6 Vandalay St	0.14mi	3/2.0	1,216 (-10%)	18mo	$55,000	$45	62
18 N Cavalier St. St	0.18mi	3/2.0	1,216 (-10%)	17mo	$44,000	$36	62
20 Attika Street North	0.27mi	4/2.0 (+1)	1,384 (+3%)	21mo	$65,000	$47	60
38 Danube St	0.35mi	3/2.0	1,542 (+15%)	6mo	$99,900	$65	54

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 · 7.8% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.19×
• Total profit: $32,034
• Equity at exit: $14,299

10-year hold

• IRR: 37.4%
• Equity multiple: 5.31×
• Total profit: $115,850
• Equity at exit: $8,292

Cash invested: $26,852 (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 59105

• Rents YoY: 7.8%
• Active inventory: 335
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,438/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $618

Break-even live

Break-even rent $839

Max offer price $95,900

Occupancy floor 57%

Sensitivity live

Price	-10% $684	-5% $651	+0% $618	+5% $585	+10% $551
Rent	-10% $490	-5% $554	+0% $618	+5% $682	+10% $746
Rate	-1.0pp $666	-0.5pp $642	base $618	+0.5pp $593	+1.0pp $568

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Hartland St N Billings, MT	3.0	2.0	1150	$1,595	$1.39	14d	1	0.10mi
34 Jubilee St Unit 34JU Billings, MT	3.0	2.0	1088	$1,719	$1.58	44d	1	0.32mi
1270 Poe St Billings, MT	4.0	3.0	1862	$2,300	$1.24	14d	1	1.04mi
922 Yellowstone River Rd Billings, MT	2.0	2.0	1200	$1,195	$1.00	14d	1	1.43mi

Listing history 5 events

1. 2026-06-19
   days on market $95,900 Active 617 DOM
2. 2026-06-18
   days on market $95,900 Active 616 DOM
3. 2026-06-17
   days on market $95,900 Active 615 DOM
4. 2026-06-16
   days on market $95,900 Active 614 DOM
5. 2026-06-15
   listed $95,900 Active 613 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,450
• − Mortgage interest: −$5,372
• − Property taxes: −$1,438
• − Insurance: −$480
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,790
• Taxable income: $6,258
• Est. tax owed @ 24.0%: −$1,502
• After-tax cash flow: $5,911/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: Billings H S
• NCES district ID: 3003900
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $49,863
• Composite: 31.93/100
• National rank: #5848
• State rank: #69 of 116 in MT

Livability — Billings

• Score: 80/100
• State rank: #10
• US rank: #1830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Billings, MT
• County: Yellowstone County · 159,426 people
• City population: 147,124
• Metro: Billings, MT
• Population (ZIP): 35,480
• Household income: $78,014
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 788.0

Population outlook (Yellowstone County) Hauer SSP2

• Today (2025): 176,227 people
• By 2030: 185,619 · +5.3%
• By 2040: 203,543 · +15.5%
• By 2050: 221,100 · +25.5%
• By 2075: 266,931 · +51.5%
• By 2100: 301,141 · +70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 5% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Yellowstone

• 2024 margin: Strong R (+27.1) · D 34.9% · R 62.0% · Other 3.1%
• 2008→2024 swing: -20.8pp toward R · 2008: -6.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+27.1 2012: R+20.6 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -314.00%
• Current HPI: 217.0836
• Rent YoY: ▲ 7.80%
• Metro: Billings, 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