3000 Villard Ave #341 · Helena, MT 59601

$159,500

3 bd · 2.0 ba · 1,527 sqft · Manufactured · 24 Days on market

Built 1997 Average condition Est $136k · 17% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

One level, simple living, in a quiet neighborhood. Centrally located, close to schools, shopping & nature park trail system. The 3 bed, 2 bath home offers formal & informal dining areas, along with 2 living spaces. Be creative with your use of space, if you work from home and need an additional space for an office, there's plenty of room. This home is on a rented lot in McHugh Mobile home park Lot rent is $460 a month, buyer must be approved through the park, dogs not permitted. This home has been well maintained, come add your personal touch and make this house your home! Call Jen Williams, 406-465-8728 or your real estate professional for a private showing today!

Key facts

• Breakfast nook
• 2 sitting rooms
• Built 1997

Tags

• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO WALKING TRAILS
• EASY ACCESS TO GOLFING
• 2 SITTING ROOMS
• BREAKFAST NOOK

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured double wide; Residential property
• Construction: Other foundation
• Exterior features: Level lot; Asphalt road access; Shed(s)

Interior

• Kitchen: Dishwasher, Freezer, Microwave, Range, Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Dryer, Dishwasher, Freezer, Microwave, Range, Refrigerator, Washer
• Laundry & utility: Washer hookup; Washer, Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.6% in Helena — 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 81/100 on livability (#6 in MT, #1,389 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Helena H S (town): math 34% / reading 54% proficiency, ranked #42 of 116 in MT (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 166 active listings in the ZIP; 456 units permitted in Lewis and Clark County in 2024 (207 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lewis and Clark County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $157,107 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $135,903
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3000 Villard Ave #51	0.00mi	3/2.0	1,456 (-5%)	13mo	$109,000	$75	81
3000 Villard Ave #13	0.00mi	3/2.0	1,450 (-5%)	19mo	$15,000	$10	76
3000 Villard Ave Unit 129A	0.04mi	3/2.0	1,352 (-12%)	7mo	$119,900	$89	73
3000 Villard Ave #178	0.00mi	3/2.0	1,680 (+10%)	13mo	$149,000	$89	73
3000 Villard Ave #331	0.00mi	3/2.0	1,352 (-12%)	14mo	$189,000	$140	69
3000 Villard Ave #20	0.00mi	3/2.0	1,352 (-12%)	17mo	$110,000	$81	67

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,513
• Equity at exit: $23,782

10-year hold

• IRR: 9.0%
• Equity multiple: 1.65×
• Total profit: $28,835
• Equity at exit: $13,791

Cash invested: $44,660 (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 59601

• Rents YoY: 1.5%
• Active inventory: 166
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$836
• Tax est. 1.5%: −$199 /mo · $2,392/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $474

Break-even live

Break-even rent $1,395

Max offer price $159,500

Occupancy floor 71%

Sensitivity live

Price	-10% $585	-5% $530	+0% $474	+5% $419	+10% $364
Rent	-10% $317	-5% $396	+0% $474	+5% $553	+10% $632
Rate	-1.0pp $555	-0.5pp $515	base $474	+0.5pp $433	+1.0pp $391

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $159,500 Active 24 DOM
2. 2026-06-18
   days on market $159,500 Active 23 DOM
3. 2026-06-17
   days on market $159,500 Active 22 DOM
4. 2026-06-16
   days on market $159,500 Active 21 DOM
5. 2026-06-15
   days on market $159,500 Active 20 DOM
6. 2026-06-14
   days on market $159,500 Active 18 DOM
7. 2026-06-13
   pricedays on market $159,500 Active 17 DOM
8. 2026-06-10
   days on market $164,500 Active 15 DOM
9. 2026-06-09
   days on market $164,500 Active 14 DOM
10. 2026-06-08
    days on market $164,500 Active 13 DOM
11. 2026-06-07
    days on market $164,500 Active 12 DOM
12. 2026-06-05
    days on market $164,500 Active 9 DOM
13. 2026-06-03
    days on market $164,500 Active 8 DOM
14. 2026-06-02
    days on market $164,500 Active 7 DOM
15. 2026-06-01
    days on market $164,500 Active 6 DOM
16. 2026-05-31
    days on market $164,500 Active 5 DOM
17. 2026-05-30
    days on market $164,500 Active 4 DOM
18. 2026-05-26
    listed $164,500 Active
19. 2024-03-22
    soldstatus Closed 688-char remark

    Show marketing remark (688 chars)

    One level, simple living, in a quiet neighborhood. Centrally located, close to schools, shopping & nature park trail system. The 3 bed, 2 bath home offers formal & informal dining areas, along with 2 living spaces. Be creative with your use of space, if you work from home and need an additional space for an office, there's plenty of room. This home is on a rented lot in McHugh Mobile home park Lot rent is $460 a month, buyer must be approved through the park, dogs not permitted. This home has been well maintained, come add your personal touch and make this house your home! Call Jen Williams, 406-465-8728 or your real estate professional for a private showing today!

20. 2024-02-29
    status Pending 688-char remark

    Show marketing remark (688 chars)

    One level, simple living, in a quiet neighborhood. Centrally located, close to schools, shopping & nature park trail system. The 3 bed, 2 bath home offers formal & informal dining areas, along with 2 living spaces. Be creative with your use of space, if you work from home and need an additional space for an office, there's plenty of room. This home is on a rented lot in McHugh Mobile home park Lot rent is $460 a month, buyer must be approved through the park, dogs not permitted. This home has been well maintained, come add your personal touch and make this house your home! Call Jen Williams, 406-465-8728 or your real estate professional for a private showing today!

21. 2024-02-24
    listed $150,000 Active 688-char remark

    Show marketing remark (688 chars)

    One level, simple living, in a quiet neighborhood. Centrally located, close to schools, shopping & nature park trail system. The 3 bed, 2 bath home offers formal & informal dining areas, along with 2 living spaces. Be creative with your use of space, if you work from home and need an additional space for an office, there's plenty of room. This home is on a rented lot in McHugh Mobile home park Lot rent is $460 a month, buyer must be approved through the park, dogs not permitted. This home has been well maintained, come add your personal touch and make this house your home! Call Jen Williams, 406-465-8728 or your real estate professional for a private showing today!

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,950
• − Mortgage interest: −$8,934
• − Property taxes: −$2,392
• − Insurance: −$798
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$4,640
• Taxable income: $3,354
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $4,889/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 · 12 photos

Average 55/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior siding and interior walls, and replacing the carpeted flooring would significantly enhance its curb appeal and living space.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor interior walls — Scuff marks
• Minor kitchen cabinets — Some wear

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Replace carpeted flooring — Improves living space
• Resale Paint interior walls — Enhances interior appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
interior walls · Scuff marks	Minor	$500–3,000
kitchen cabinets · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Replace carpeted flooring — Improves living space ↑
• Resale Paint interior walls — Enhances interior appearance ↑

ⓘ 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: Helena H S
• NCES district ID: 3013830
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $55,565
• Composite: 38.26/100
• National rank: #4238
• State rank: #42 of 116 in MT

Livability — Helena

• Score: 81/100
• State rank: #6
• US rank: #1389

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: Helena, MT
• County: Lewis and Clark County · 62,482 people
• City population: 62,482
• Metro: Helena, MT
• Population (ZIP): 31,728
• Household income: $72,290
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1080.0

Population outlook (Lewis and Clark County) Hauer SSP2

• Today (2025): 72,720 people
• By 2030: 75,403 · +3.7%
• By 2040: 79,496 · +9.3%
• By 2050: 82,741 · +13.8%
• By 2075: 90,296 · +24.2%
• By 2100: 93,425 · +28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Portuguese 7% Lithuanian 4% Slovak 4%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lewis and Clark

• 2024 margin: Lean R (+5.7) · D 45.4% · R 51.1% · Other 3.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 6.5pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.9 2016: R+6.9 2012: R+3.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -417.31%
• Current HPI: 231.6233
• Rent YoY: ▲ 1.54%
• Metro: Helena, 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

+9.7% since first listed

4 events — show timeline

• 2026-05-26 Listed $164,500 MRMLS
• 2024-03-22 Sold (MLS) — MRMLS
• 2024-02-29 Pending — MRMLS
• 2024-02-24 Listed $150,000 MRMLS