1482 Ash St · Worden, MT 59088

$35,000

2 bd · 1.5 ba · 816 sqft · Manufactured · 22 Days on market

Built 1970 Fair condition $600/mo HOA · 58% of rent

---

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).

• Cash flow +10.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Storage shed
• Deck
• Added bracing

Tags

• REMODELED FULL BATHROOM
• NEW SUB-FLOORING
• ADDED BRACING
• DECK
• STORAGE SHED
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Zoning: Residential Manufactured Home
• HOA & community: Homeowners association with a $600 monthly fee; Subdivision: Shire Mobile Park

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-family residence
• Construction: Above-grade finished living area reported
• Exterior features: Shed(s); No fencing

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Central air conditioning; Natural gas heating; Forced air; Propane
• Interior features: Dryer; Dishwasher; Oven; Range; Refrigerator; Washer; No basement
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-21 ($-248/yr) — negative.
• To cash-flow at today's rent, offer at most $32k (8.5% below list).
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (8.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#206 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Huntley Project K-12 Schools (rural): math 32% / reading 40% proficiency, ranked #71 of 116 in MT (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Huntley Project Elem K-6 (math 42% / reading 44%, grade F, #133 of 293 statewide, top 45%, 419 students, 0% FRL); Huntley Project 7-8 (math 22% / reading 37%, grade F, #106 of 146 statewide, top 77%, 124 students, 0% FRL); Huntley Project High Schl (math 15% / reading 34%, grade F, #77 of 132 statewide, top 60%, 230 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 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 $242 of loan paydown is wiped out by about $1k 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 22 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 58% of rent.

Recommended offer $32,008 (8.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.97% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-6,604
• Equity at exit: $5,219

10-year hold

• IRR: -9.2%
• Equity multiple: 0.40×
• Total profit: $-5,885
• Equity at exit: $3,026

Cash invested: $9,800 (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 59088

• Home prices YoY: -22.3%
• Active inventory: 6
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$600
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-21

Break-even live

Break-even rent $1,066

Max offer price $32,008

Occupancy floor 97%

Sensitivity live

Price	-10% $4	-5% $-9	+0% $-21	+5% $-33	+10% $-45
Rent	-10% $-103	-5% $-62	+0% $-21	+5% $20	+10% $61
Rate	-1.0pp $-3	-0.5pp $-12	base $-21	+0.5pp $-30	+1.0pp $-39

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 17 events

1. 2026-06-19
   days on market $35,000 Active 22 DOM
2. 2026-06-18
   days on market $35,000 Active 21 DOM
3. 2026-06-17
   days on market $35,000 Active 20 DOM
4. 2026-06-16
   days on market $35,000 Active 19 DOM
5. 2026-06-15
   days on market $35,000 Active 18 DOM
6. 2026-06-14
   days on market $35,000 Active 16 DOM
7. 2026-06-13
   days on market $35,000 Active 15 DOM
8. 2026-06-10
   days on market $35,000 Active 13 DOM
9. 2026-06-09
   days on market $35,000 Active 12 DOM
10. 2026-06-08
    days on market $35,000 Active 11 DOM
11. 2026-06-07
    days on market $35,000 Active 10 DOM
12. 2026-06-03
    days on market $35,000 Active 6 DOM
13. 2026-06-02
    days on market $35,000 Active 5 DOM
14. 2026-06-01
    days on market $35,000 Active 4 DOM
15. 2026-05-31
    days on market $35,000 Active 3 DOM
16. 2026-05-30
    days on market $35,000 Active 2 DOM
17. 2026-05-28
    listed $35,000 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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,474
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$998
• − Management: −$998
• − HOA: −$7,200
• − Depreciation: −$1,018
• Taxable loss: −$401
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $-152/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 · 7 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathroom, paint the exterior, and improve the landscaping. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen appliances — Older appliances need replacement for functionality and aesthetics.
• Major kitchen cabinets — Worn and dated cabinetry needs replacement or renovation.
• Major bathroom fixtures — Basic fixtures need updating for a more modern look and functionality.
• Moderate exterior siding — Weathered siding needs repainting or replacement for a fresh look.
• Minor landscaping — Overgrown areas and debris need trimming and cleaning.

Value-add opportunities

• Resale Replace kitchen appliances and cabinets — Modernizing the kitchen will attract more buyers and increase the home's value.
• Resale Update bathroom fixtures — Upgrading the bathroom will improve the home's appeal and functionality.
• Resale Paint exterior siding — A fresh coat of paint will improve the home's curb appeal and value.
• Both Landscaping improvements — A well-maintained yard will enhance the home's curb appeal and attract more renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Older appliances need replacement for functionality and aesthetics.	Major	$15,000–50,000
kitchen cabinets · Worn and dated cabinetry needs replacement or renovation.	Major	$15,000–50,000
bathroom fixtures · Basic fixtures need updating for a more modern look and functionality.	Major	$15,000–50,000
exterior siding · Weathered siding needs repainting or replacement for a fresh look.	Moderate	$3,000–15,000
landscaping · Overgrown areas and debris need trimming and cleaning.	Minor	$500–3,000
Total estimated repair cost · 5 items		$48,500–168,000

Value-add ROI direction

• Resale Replace kitchen appliances and cabinets — Modernizing the kitchen will attract more buyers and increase the home's value. ↑
• Resale Update bathroom fixtures — Upgrading the bathroom will improve the home's appeal and functionality. ↑
• Resale Paint exterior siding — A fresh coat of paint will improve the home's curb appeal and value. ↑
• Both Landscaping improvements — A well-maintained yard will enhance the home's curb appeal and attract more renters. ↑

ⓘ 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: Huntley Project K-12 Schools
• NCES district ID: 3014700
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $50,362
• Composite: 31.18/100
• National rank: #6049
• State rank: #71 of 116 in MT

Livability — Worden

• Score: 61/100
• State rank: #206
• US rank: #18428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worden, MT
• Population (ZIP): 1,142

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 18% Lithuanian 5% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -59.70%
• Current HPI: 207.6798
• Rent YoY: —
• Metro: —
• 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

• 2026-05-28 Listed $35,000 BMTMLS