643 Grantsdale Rd #25 · Hamilton, MT 59840

$79,900

3 bd · 1.0 ba · 840 sqft · SingleFamily · 17 Days on market

Built 2008 Fair condition $95/sqft · 80% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable comfort in the heart of Montana! This clean, move-in ready 3-bedroom, 1-bath manufactured home is located in a quiet park, just minutes from downtown Hamilton. Built with 2x6 walls allowing for maximum insulation. Enjoy peaceful rural living with convenient access to shops, schools, and medical services. Surrounded by nature, the area offers excellent opportunities for hunting, fishing, and outdoor recreation. A convenient storage shed offers extra space for gear, toys, or belongings—adding to the ease of everyday living. Pets are welcome with park management approval. Space rent is $480/month. Park application and approval are required prior to occupancy.

Key facts

• Outdoor recreation
• Copper wiring
• Storage shed

Tags

• COPPER WIRING
• STORAGE SHED
• OUTDOOR RECREATION
• PEACEFUL RURAL SURROUNDINGS

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$397,378) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 2.1% in Hamilton — 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 (#45 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime D+, amenities D+.
• Hamilton K-12 Schools (town): math 32% / reading 42% proficiency, ranked #74 of 116 in MT (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 196 active listings in the ZIP; 27 units permitted in Ravalli County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 2.23% ✓
• Cap rate: 19.12%
• Cash-on-cash: 45.80%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $397,378
• List price: $79,900
• Delta: -79.14%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.0%
• Equity multiple: 2.85×
• Total profit: $41,460
• Equity at exit: $11,913

10-year hold

• IRR: 49.1%
• Equity multiple: 5.75×
• Total profit: $106,234
• Equity at exit: $6,908

Cash invested: $22,372 (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 59840

• Active inventory: 196
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $854

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 47%

Sensitivity live

Price	-10% $909	-5% $881	+0% $854	+5% $826	+10% $799
Rent	-10% $713	-5% $784	+0% $854	+5% $924	+10% $994
Rate	-1.0pp $894	-0.5pp $874	base $854	+0.5pp $833	+1.0pp $812

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $79,900 Active 17 DOM
2. 2026-06-17
   days on market $79,900 Active 16 DOM
3. 2026-06-16
   days on market $79,900 Active 15 DOM
4. 2026-06-15
   days on market $79,900 Active 14 DOM
5. 2026-06-14
   days on market $79,900 Active 12 DOM
6. 2026-06-10
   days on market $79,900 Active 9 DOM
7. 2026-06-09
   days on market $79,900 Active 8 DOM
8. 2026-06-08
   days on market $79,900 Active 7 DOM
9. 2026-06-07
   days on market $79,900 Active 6 DOM
10. 2026-06-05
    days on market $79,900 Active 3 DOM
11. 2026-06-03
    days on market $79,900 Active 2 DOM
12. 2026-06-02
    pricedays on marketlisting id $79,900 Active 1 DOM
13. 2026-04-12
    price $82,900 681-char remark

    Show marketing remark (681 chars)

    Affordable comfort in the heart of Montana! This clean, move-in ready 3-bedroom, 1-bath manufactured home is located in a quiet park, just minutes from downtown Hamilton. Built with 2x6 walls allowing for maximum insulation. Enjoy peaceful rural living with convenient access to shops, schools, and medical services. Surrounded by nature, the area offers excellent opportunities for hunting, fishing, and outdoor recreation. A convenient storage shed offers extra space for gear, toys, or belongings—adding to the ease of everyday living. Pets are welcome with park management approval. Space rent is $480/month. Park application and approval are required prior to occupancy.

14. 2026-02-06
    status Active 681-char remark

    Show marketing remark (681 chars)

    Affordable comfort in the heart of Montana! This clean, move-in ready 3-bedroom, 1-bath manufactured home is located in a quiet park, just minutes from downtown Hamilton. Built with 2x6 walls allowing for maximum insulation. Enjoy peaceful rural living with convenient access to shops, schools, and medical services. Surrounded by nature, the area offers excellent opportunities for hunting, fishing, and outdoor recreation. A convenient storage shed offers extra space for gear, toys, or belongings—adding to the ease of everyday living. Pets are welcome with park management approval. Space rent is $480/month. Park application and approval are required prior to occupancy.

15. 2026-02-03
    status Pending 681-char remark

    Show marketing remark (681 chars)

    Affordable comfort in the heart of Montana! This clean, move-in ready 3-bedroom, 1-bath manufactured home is located in a quiet park, just minutes from downtown Hamilton. Built with 2x6 walls allowing for maximum insulation. Enjoy peaceful rural living with convenient access to shops, schools, and medical services. Surrounded by nature, the area offers excellent opportunities for hunting, fishing, and outdoor recreation. A convenient storage shed offers extra space for gear, toys, or belongings—adding to the ease of everyday living. Pets are welcome with park management approval. Space rent is $480/month. Park application and approval are required prior to occupancy.

16. 2025-11-24
    listed $89,000 Active 681-char remark

    Show marketing remark (681 chars)

    Affordable comfort in the heart of Montana! This clean, move-in ready 3-bedroom, 1-bath manufactured home is located in a quiet park, just minutes from downtown Hamilton. Built with 2x6 walls allowing for maximum insulation. Enjoy peaceful rural living with convenient access to shops, schools, and medical services. Surrounded by nature, the area offers excellent opportunities for hunting, fishing, and outdoor recreation. A convenient storage shed offers extra space for gear, toys, or belongings—adding to the ease of everyday living. Pets are welcome with park management approval. Space rent is $480/month. Park application and approval are required prior to occupancy.

17. 2024-11-04
    price $55,000
18. 2024-10-31
    status Active
19. 2024-10-27
    historical Active Under Contract
20. 2024-10-15
    price $59,000
21. 2024-09-13
    listed $65,000 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,357
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$2,324
• Taxable income: $9,542
• Est. tax owed @ 24.0%: −$2,290
• After-tax cash flow: $7,956/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include exterior siding, foundation, and windows.

Repairs flagged

• Major Exterior siding — Significant wear and rust
• Major Foundation repair — Exposed rust and potential structural issues
• Moderate Window replacement — Some windows appear old and may need replacement

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Rental Replace HVAC filters — Clean air improves tenant satisfaction
• Both Landscaping and curb appeal — Aesthetic improvements boost both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and rust	Major	$15,000–50,000
Foundation repair · Exposed rust and potential structural issues	Major	$15,000–50,000
Window replacement · Some windows appear old and may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Rental Replace HVAC filters — Clean air improves tenant satisfaction ↑
• Both Landscaping and curb appeal — Aesthetic improvements boost both resale and rental value ↑

ⓘ 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: Hamilton K-12 Schools
• NCES district ID: 3013260
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $35,248
• Composite: 30.56/100
• National rank: #6206
• State rank: #74 of 116 in MT

Livability — Hamilton

• Score: 73/100
• State rank: #45
• US rank: #5403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ravalli County · 15,679 people
• City population: 15,679
• Metro: nan
• Population (ZIP): 15,679
• Household income: $61,752
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 340.0

Population outlook (Ravalli County) Hauer SSP2

• Today (2025): 43,584 people
• By 2030: 44,336 · +1.7%
• By 2040: 44,760 · +2.7%
• By 2050: 44,193 · +1.4%
• By 2075: 42,538 · -2.4%
• By 2100: 39,079 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% German/W. Germanic 1%

Political lean MEDSL · Ravalli

• 2024 margin: Solid R (+40.6) · D 28.4% · R 68.9% · Other 2.7%
• 2008→2024 swing: -19.7pp toward R · 2008: -20.8pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+36.3 2016: R+38.6 2012: R+32.1 2008: R+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.08%
• Current HPI: 275.4284
• Rent YoY: —
• Metro: nan
• 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

+27.5% since first listed

9 events — show timeline

• 2026-04-12 Price Changed $82,900 MRMLS
• 2026-02-06 Relisted — MRMLS
• 2026-02-03 Pending — MRMLS
• 2025-11-24 Listed $89,000 MRMLS
• 2024-11-04 Price Changed $55,000 MRMLS
• 2024-10-31 Relisted — MRMLS
• 2024-10-27 Contingent — MRMLS
• 2024-10-15 Price Changed $59,000 MRMLS
• 2024-09-13 Listed $65,000 MRMLS