1023 Montana Ave · Deer Lodge, MT 59722

$129,000

3 bd · 1.0 ba · 798 sqft · Manufactured public records · 91 Days on market

Built 1972 9,801 sqft lot

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Why this score? — see what drove the C- 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 +17.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +5.5/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Remodeled
• Newer flooring
• Wood fireplace

Tags

• REMODELED
• NEWER FLOORING
• NEWER WINDOWS
• THREE SEPARATE ENTRANCES
• WOOD FIREPLACE
• FORCED AIR FURNACE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available; Water available; Sewer available
• Home design: Manufactured home on land; Residential use
• Construction: Wood siding
• Exterior features: Partial chain link fencing

Interior

• Kitchen: Range; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Wood heating; Has cooling
• Interior features: Window coverings; Laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (15.4% below list).
• Recommended offer: $109k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.5% in Deer Lodge — 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 73/100 on livability (#50 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, amenities F, commute F.
• Powell County H S (town): math 30% / reading 30% proficiency, ranked #220 of 339 in MT (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 53 units permitted in Powell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($892 loan paydown + $5k appreciation (3.7% local appreciation)).
• Powell County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($117k) 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 $109,097 (15.4% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.85% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.73×
• Total profit: $26,546
• Equity at exit: $62,921

10-year hold

• IRR: 14.0%
• Equity multiple: 3.21×
• Total profit: $79,835
• Equity at exit: $100,979

Cash invested: $36,120 (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 59722

• Home prices YoY: 1.3%
• Active inventory: 77
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $101

Break-even live

Break-even rent $963

Max offer price $129,000

Occupancy floor 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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $129,000 Active 91 DOM
2. 2026-06-18
   days on market $129,000 Active 90 DOM
3. 2026-06-17
   days on market $129,000 Active 89 DOM
4. 2026-06-16
   days on market $129,000 Active 88 DOM
5. 2026-06-15
   days on market $129,000 Active 87 DOM
6. 2026-06-14
   days on market $129,000 Active 85 DOM
7. 2026-06-12
   days on market $129,000 Active 84 DOM
8. 2026-06-10
   days on market $129,000 Active 82 DOM
9. 2026-06-09
   days on market $129,000 Active 81 DOM
10. 2026-06-08
    days on market $129,000 Active 80 DOM
11. 2026-06-07
    days on market $129,000 Active 79 DOM
12. 2026-06-05
    days on market $129,000 Active 76 DOM
13. 2026-06-03
    days on market $129,000 Active 75 DOM
14. 2026-06-02
    days on market $129,000 Active 74 DOM
15. 2026-06-01
    days on market $129,000 Active 73 DOM
16. 2026-05-31
    days on market $129,000 Active 72 DOM
17. 2026-05-30
    days on market $129,000 Active 71 DOM
18. 2026-03-20
    listed $129,000 Active
19. 2006-04-11
    soldstatus
20. 2000-04-11
    soldstatus
21. 1997-06-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MT · Resets to sale price

• Current annual tax: $365 · $30/mo
• Projected year-2 tax: $1,084 · $90/mo
• Expected delta: +$719/yr (+$60/mo · 197.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,092
• − Mortgage interest: −$7,226
• − Property taxes: −$365
• − Insurance: −$645
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$3,753
• Taxable loss: −$991
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $1,453/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: Powell County H S
• NCES district ID: 3021450
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▼ -20.00%
• Median HH income: $42,148
• Composite: 28.29/100
• National rank: #12156
• State rank: #220 of 339 in MT

Livability — Deer Lodge

• Score: 73/100
• State rank: #50
• US rank: #5543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deer Lodge, MT
• Population (ZIP): 5,698

Population outlook (Powell County) Hauer SSP2

• Today (2025): 6,617 people
• By 2030: 6,451 · -2.5%
• By 2040: 6,137 · -7.3%
• By 2050: 5,888 · -11.0%
• By 2075: 5,348 · -19.2%
• By 2100: 4,467 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Native American 6% Two or more races 4% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Portuguese 4% Slovak 4% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Powell

• 2024 margin: Solid R (+53.5) · D 21.6% · R 75.1% · Other 3.2%
• 2008→2024 swing: -30.0pp toward R · 2008: -23.5pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+50.2 2016: R+53.0 2012: R+33.1 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.67%
• Current HPI: 277.6052
• 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

4 events — show timeline

• 2026-03-20 Listed $129,000 BSCMLS
• 2006-04-11 Sold (Public Records) — Public Records
• 2000-04-11 Sold (Public Records) — Public Records
• 1997-06-02 Sold (Public Records) — Public Records

Property tax history

-9.8%/yr

Latest (2025): $365 · -19.2% YoY. Source: county tax records.