36 Brookpark Dr · Billings, MT 59102

$55,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 81 Days on market

Built 2003 $955/mo HOA · 59% of rent

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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).

• 1% rule +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• Convenient access
• Open living area
• Ample storage

Tags

• OPEN LIVING AREA
• PRIVATE ENSUITE BATHROOM
• AMPLE STORAGE
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $955

Exterior

• Parking: Carport; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-family residence; Planned Unit Development zoning
• Construction: Asphalt shingle roof
• Exterior features: No fencing; Asphalt shingle roof

Interior

• Kitchen: Includes dishwasher, microwave, oven, range, refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: 6 total rooms; No basement; Dishwasher; Microwave; Oven; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $-57 ($-682/yr) — negative.
• To cash-flow at today's rent, offer at most $47k (14.9% below list).
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $47k (14.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: 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.
• Zoned schools: Miles Avenue School (math 27% / reading 32%, grade F, #223 of 293 statewide, top 79%, 252 students, 0% FRL); Riverside Middle School (math 17% / reading 33%, grade F, #117 of 146 statewide, top 80%, 492 students, 0% FRL); Billings West High School (math 34% / reading 52%, grade F, #35 of 132 statewide, top 27%, 2,269 students, 0% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 197 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $380 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 59% of rent.

Recommended offer $46,778 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.94% ✓
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $331,408
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Acorn Pl	0.50mi	3/2.0	1,160 (-6%)	0mo	$319,000	$275	67
3321 Barley Cir	0.40mi	3/1.0	1,268 (+3%)	8mo	$324,900	$256	66
599 Wheatstone Dr S	0.57mi	3/2.0	1,248 (+1%)	13mo	$330,000	$264	60
523 Wheatstone Dr S	0.56mi	3/2.0	1,160 (-6%)	7mo	$270,000	$233	58
3129 Stillwater Dr	0.49mi	3/2.0	1,344 (+9%)	4mo	$367,900	$274	58
3583 Granger Ave W	0.61mi	3/2.0	1,209 (-2%)	15mo	$325,000	$269	56
3570 Granger Ave W	0.54mi	3/2.0	1,102 (-11%)	3mo	$330,000	$299	55
3481 Canyon Dr	0.61mi	3/2.0	1,160 (-6%)	8mo	$269,900	$233	55
600 Wheatstone Dr	0.59mi	3/2.5	1,209 (-2%)	21mo	$349,000	$289	50
550 Chokecherry Place Pl	0.51mi	3/2.0	1,160 (-6%)	21mo	$328,500	$283	49
521 Coliseum Dr	0.68mi	4/2.0 (+1)	1,348 (+9%)	20mo	$325,000	$241	31

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.44×
• Total profit: $-8,548
• Equity at exit: $8,201

10-year hold

• IRR: 3.3%
• Equity multiple: 1.31×
• Total profit: $4,803
• Equity at exit: $4,755

Cash invested: $15,400 (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 59102

• Rents YoY: 5.0%
• Active inventory: 197
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$955
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-57

Break-even live

Break-even rent $1,690

Max offer price $46,778

Occupancy floor 99%

Sensitivity live

Price	-10% $-19	-5% $-38	+0% $-57	+5% $-76	+10% $-95
Rent	-10% $-185	-5% $-121	+0% $-57	+5% $7	+10% $71
Rate	-1.0pp $-29	-0.5pp $-43	base $-57	+0.5pp $-71	+1.0pp $-86

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3290 Granger Ave E Billings, MT	1.0–2.0	1.0	686	$1,225	$1.79	15d	5	0.36mi
371 Cape Cod Dr Billings, MT	2.0	1.5	1175	$1,495	$1.27	23d	1	0.76mi
353 Cape Cod Dr Unit 3 Billings, MT	2.0	1.0	1056	$1,295	$1.23	15d	1	0.78mi
3900 Olympic Blvd Billings, MT	2.0–3.0	1.0–2.0	960	$1,695	$1.76	15d	5	0.85mi
3900 Victory Cir Billings, MT	2.0	1.0	966	$1,360	$1.41	15d	21	1.01mi
2604 Phyllis Ln Billings, MT	2.0–3.0	1.0	792	$1,575	$1.99	15d	2	1.13mi
218 Brookshire Blvd Billings, MT	2.0	2.0	1128	$1,445	$1.28	23d	1	1.17mi
3040 Central Ave Billings, MT	3.0	1.0–2.0	887	$1,867	$2.10	15d	25	1.19mi
501 S 44th St W Billings, MT	1.0–3.0	1.0–2.0	1024	$2,250	$2.20	15d	7	1.43mi
611 S 44th St W Billings, MT	3.0	2.0	1370	$2,150	$1.57	15d	1	1.46mi

HOA detail

• Monthly dues: $955 · $11,460/yr

Listing history 18 events

1. 2026-06-21
   days on market $55,000 Active 81 DOM
2. 2026-06-19
   days on market $55,000 Active 79 DOM
3. 2026-06-18
   days on market $55,000 Active 78 DOM
4. 2026-06-17
   days on market $55,000 Active 77 DOM
5. 2026-06-16
   days on market $55,000 Active 76 DOM
6. 2026-06-15
   days on market $55,000 Active 75 DOM
7. 2026-06-14
   days on market $55,000 Active 73 DOM
8. 2026-06-13
   days on market $55,000 Active 72 DOM
9. 2026-06-10
   days on market $55,000 Active 70 DOM
10. 2026-06-09
    days on market $55,000 Active 69 DOM
11. 2026-06-08
    days on market $55,000 Active 68 DOM
12. 2026-06-07
    days on market $55,000 Active 67 DOM
13. 2026-06-05
    days on market $55,000 Active 64 DOM
14. 2026-06-02
    days on market $55,000 Active 62 DOM
15. 2026-06-01
    days on market $55,000 Active 61 DOM
16. 2026-05-31
    days on market $55,000 Active 60 DOM
17. 2026-05-30
    days on market $55,000 Active 59 DOM
18. 2026-04-01
    listed $55,000 Active

ⓘ 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 1/10 Low
• 🌡 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,417
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$11,460
• − Depreciation: −$1,600
• Taxable loss: −$931
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $-458/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): 47,977
• Household income: $76,141
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 1584.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Slovak 3% Lithuanian 3%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 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: ▼ -364.20%
• Current HPI: 205.0915
• Rent YoY: ▲ 5.03%
• 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

Price history

1 event — show timeline

• 2026-04-01 Listed $55,000 BMTMLS