103 Howe St · Anaconda-Deer Lodge County, MT 59711

$200,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 31 Days on market

Built 1989 0.34 ac lot ↓ 20% since listing

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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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

Key facts

• 0.34 acre lot
• 4 garage spots
• Built 1989

Property features AI

Exterior

• Parking: Detached garage; 4-car garage
• Utilities: Well water; Natural gas available; Water service available
• Home design: Manufactured home; Single-story
• Construction: Concrete perimeter foundation
• Exterior features: Well water; Natural gas available; Water service available; R1 zoning

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Forced air heating; Cooling varies by unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $46 ($556/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 $160k (20.1% below list).
• Recommended offer: $160k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% in Anaconda-Deer Lodge County — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Anaconda H S (town): math 35% / reading 45% proficiency, ranked #155 of 339 in MT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 20 units permitted in Deer Lodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Deer Lodge County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $159,815 (20.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.4

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-29,535
• Equity at exit: $29,821

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-22,234
• Equity at exit: $17,292

Cash invested: $56,000 (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 59711

• Home prices YoY: -30.4%
• Active inventory: 119
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $46

Break-even live

Break-even rent $1,539

Max offer price $200,000

Occupancy floor 92%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-11
   status Pending

   Show marketing remark (392 chars)

   This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

2. 2026-05-11
   status Pending 392-char remark

   Show marketing remark (392 chars)

   This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

3. 2026-04-26
   status Active 392-char remark

   Show marketing remark (392 chars)

   This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

4. 2026-04-26
   status Active

   Show marketing remark (392 chars)

   This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

5. 2026-04-22
   status Pending

   Show marketing remark (392 chars)

   This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

6. 2026-04-22
   status Pending 392-char remark

   Show marketing remark (392 chars)

   This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

7. 2026-04-11
   price $200,000

   Show marketing remark (392 chars)

   This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

8. 2026-04-11
   price $200,000 392-char remark

   Show marketing remark (392 chars)

   This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

9. 2026-04-06
   status Active 392-char remark

   Show marketing remark (392 chars)

   This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

10. 2026-04-06
    listed $250,000 Active

    Show marketing remark (392 chars)

    This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

11. 2026-02-19
    listed $250,000 Active 392-char remark

    Show marketing remark (392 chars)

    This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

12. 2026-02-19
    listed $250,000 Active

    Show marketing remark (392 chars)

    This 3-bedroom, 2-bath manufactured home offers nearly 1,250 square feet of single-level living, including a spacious primary suite. Situated on a generous 15,000-square-foot parcel, the property also features an impressive four-car garage. This is a HUD owned property. HUD homes are sold "as is". Case #311-202092. A bank pre-qualification letter or proof of funds needed to bid.

13. 2007-06-14
    soldstatus
14. 2005-12-02
    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: $1,008 · $84/mo
• Projected year-2 tax: $1,680 · $140/mo
• Expected delta: +$672/yr (+$56/mo · 66.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 11 d/yr ≥85°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,178
• − Mortgage interest: −$11,203
• − Property taxes: −$1,008
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$5,818
• Taxable loss: −$2,920
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,257/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: Anaconda H S
• NCES district ID: 3002030
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 45% ▲ 15.00%
• Median HH income: $37,100
• Composite: 35.67/100
• National rank: #9685
• State rank: #155 of 339 in MT

Livability — Anaconda-Deer Lodge County

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

Census & demographics

• Census place: Anaconda-Deer Lodge County, MT
• City population: 9,741
• Population (ZIP): 9,464

Population outlook (Deer Lodge County) Hauer SSP2

• Today (2025): 9,094 people
• By 2030: 8,931 · -1.8%
• By 2040: 8,471 · -6.9%
• By 2050: 7,986 · -12.2%
• By 2075: 6,950 · -23.6%
• By 2100: 6,142 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Portuguese 5% Lithuanian 5% Scottish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Deer Lodge

• 2024 margin: Toss-up / Even · D 48.8% · R 47.8% · Other 3.4%
• 2008→2024 swing: -36.5pp toward R · 2008: 37.5pp · 2024: 1.0pp
• All cycles: 2024: D+1.0 2020: D+7.7 2016: D+6.9 2012: D+31.7 2008: D+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.41%
• Current HPI: 318.7076
• 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

-20.0% since first listed

14 events — show timeline

• 2026-05-11 Pending — BSCMLS
• 2026-05-11 Pending — MRMLS
• 2026-04-26 Relisted — MRMLS
• 2026-04-26 Relisted — BSCMLS
• 2026-04-22 Pending — BSCMLS
• 2026-04-22 Pending — MRMLS
• 2026-04-11 Price Changed $200,000 BSCMLS
• 2026-04-11 Price Changed $200,000 MRMLS
• 2026-04-06 Relisted — MRMLS
• 2026-04-06 Listed $250,000 BSCMLS
• 2026-02-19 Listed $250,000 BSCMLS
• 2026-02-19 Listed $250,000 MRMLS
• 2007-06-14 Sold (Public Records) — Public Records
• 2005-12-02 Sold (Public Records) — Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,008 · -32.2% YoY. Source: county tax records.