7411 Azalea Dr · Wye, MT 59808

$215,000

4 bd · 2.0 ba · 1,728 sqft · Manufactured · 31 Days on market

Built 2000 Fair condition 0.25 ac lot Est $188k · 14% over $525/mo HOA · 22% of rent

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Why this score? — see what drove the F 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 +10.3/30.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• Condition / age +2.2/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: This spacious 4bd/2ba 1728 sq ft manufactured home sits on a corner lot in Frenchtown school district. Home features single level living with an open floor plan, primary bedroom with ensuite bathroom located on opposite side of home from other bedrooms. Roof and appliances are only 3 years old. Enjoy the covered rear porch and additional deck in the front. Shed, Washer and Dryer and carport included. Lot is fenced. Home is on a leased lot and buyers will need to be approved by Magnolia Estates park prior to closing. Call Sally Yarnall at 406-239-6021, or your real estate professional.

Key facts

• Open floor plan
• Single-level living
• Private retreat

Tags

• CORNER LOT
• FRESHLY PAINTED EXTERIOR
• SINGLE-LEVEL LIVING
• OPEN FLOOR PLAN
• PRIVATE RETREAT
• BRAND-NEW DISHWASHER

Property features AI

Finance

• Other: Subdivision: Magnolia Estates; Directions available to property
• Financial info: Land is leased
• HOA & community: Homeowners association with a $525 monthly fee; Association amenities: None listed

Exterior

• Utilities: Electricity connected; Propane
• Home design: Manufactured home (double wide); Residential property
• Construction: Wood siding; Other foundation
• Exterior features: Deck; Porch; Chain link fencing; Shed(s); Has a view; Asphalt road access; Located on city street and private road; road maintenance may be public or private

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Forced air; Hot water heating
• Interior features: High-speed internet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $215k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (7.9% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $198k (7.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 1.5% in Wye — 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 63/100 on livability (#156 in MT) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime B; Watch: schools D-, amenities F, commute F.
• Frenchtown K-12 Schools (rural): math 34% / reading 48% proficiency, ranked #47 of 116 in MT (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 248 active listings in the ZIP; solid renter incomes; 773 units permitted in Missoula County in 2024 (354 in 5+ unit buildings).
• This rent runs 36% of the median local income ($80k/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 $6k of value loss. Plan a longer hold.
• Missoula County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,089 (7.9% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 1.12% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $188,352
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7405 Azalea Dr	0.08mi	4/2.0	1,728 (0%)	9mo	$189,000	$109	89
7509 Gardenia Dr	0.19mi	3/2.0 (-1)	1,782 (+3%)	2mo	$147,500	$83	80
7302 Iris Dr	0.06mi	3/2.0 (-1)	1,560 (-10%)	12mo	$195,000	$125	66
7301 Iris Dr	0.09mi	3/2.0 (-1)	1,848 (+7%)	23mo	$150,000	$81	60

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-43,482
• Equity at exit: $32,057

10-year hold

• IRR: -16.0%
• Equity multiple: 0.13×
• Total profit: $-52,300
• Equity at exit: $18,589

Cash invested: $60,200 (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 59808

• Rents YoY: 2.4%
• Active inventory: 248
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,397 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$525
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-117

Break-even live

Break-even rent $2,545

Max offer price $198,089

Occupancy floor 100%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 24 events

1. 2026-06-19
   days on market $215,000 Active 31 DOM
2. 2026-06-18
   days on market $215,000 Active 30 DOM
3. 2026-06-17
   days on market $215,000 Active 29 DOM
4. 2026-06-16
   days on market $215,000 Active 28 DOM
5. 2026-06-15
   days on market $215,000 Active 27 DOM
6. 2026-06-14
   days on market $215,000 Active 25 DOM
7. 2026-06-13
   days on market $215,000 Active 24 DOM
8. 2026-06-10
   days on market $215,000 Active 22 DOM
9. 2026-06-09
   days on market $215,000 Active 21 DOM
10. 2026-06-08
    days on market $215,000 Active 20 DOM
11. 2026-06-07
    days on market $215,000 Active 19 DOM
12. 2026-06-05
    days on market $215,000 Active 16 DOM
13. 2026-06-02
    days on market $215,000 Active 14 DOM
14. 2026-06-01
    days on market $215,000 Active 13 DOM
15. 2026-05-31
    days on market $215,000 Active 12 DOM
16. 2026-05-30
    days on market $215,000 Active 11 DOM
17. 2026-05-19
    listed $215,000 Active
18. 2025-11-06
    price $215,000
19. 2025-09-19
    listed $217,000 Active
20. 2023-06-01
    soldstatus Closed 600-char remark

    Show marketing remark (600 chars)

    Remarks: This spacious 4bd/2ba 1728 sq ft manufactured home sits on a corner lot in Frenchtown school district. Home features single level living with an open floor plan, primary bedroom with ensuite bathroom located on opposite side of home from other bedrooms. Roof and appliances are only 3 years old. Enjoy the covered rear porch and additional deck in the front. Shed, Washer and Dryer and carport included. Lot is fenced. Home is on a leased lot and buyers will need to be approved by Magnolia Estates park prior to closing. Call Sally Yarnall at 406-239-6021, or your real estate professional.

21. 2023-05-03
    historical Active Under Contract 600-char remark

    Show marketing remark (600 chars)

    Remarks: This spacious 4bd/2ba 1728 sq ft manufactured home sits on a corner lot in Frenchtown school district. Home features single level living with an open floor plan, primary bedroom with ensuite bathroom located on opposite side of home from other bedrooms. Roof and appliances are only 3 years old. Enjoy the covered rear porch and additional deck in the front. Shed, Washer and Dryer and carport included. Lot is fenced. Home is on a leased lot and buyers will need to be approved by Magnolia Estates park prior to closing. Call Sally Yarnall at 406-239-6021, or your real estate professional.

22. 2023-05-03
    listed $165,000 Active 600-char remark

    Show marketing remark (600 chars)

    Remarks: This spacious 4bd/2ba 1728 sq ft manufactured home sits on a corner lot in Frenchtown school district. Home features single level living with an open floor plan, primary bedroom with ensuite bathroom located on opposite side of home from other bedrooms. Roof and appliances are only 3 years old. Enjoy the covered rear porch and additional deck in the front. Shed, Washer and Dryer and carport included. Lot is fenced. Home is on a leased lot and buyers will need to be approved by Magnolia Estates park prior to closing. Call Sally Yarnall at 406-239-6021, or your real estate professional.

23. 2021-11-24
    soldstatus
24. 2021-10-26
    listed $140,000

ⓘ 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 3/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,769
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$6,300
• − Depreciation: −$6,255
• Taxable loss: −$4,732
• Est. tax savings @ 24.0%: +$1,136
• After-tax cash flow: $-267/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 4-bedroom, 2-bathroom manufactured home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom need updates, and the home could benefit from new flooring and paint.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen countertops — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate bathroom tile — dated and worn

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizes the kitchen and improves functionality
• Resale new bathroom fixtures and tile — modernizes the bathroom and improves functionality
• Both new flooring — improves the overall appearance and functionality of the home
• Both new paint — improves the overall appearance and functionality of the home
• Both new windows — improves the overall appearance and functionality of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen countertops · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
bathroom tile · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizes the kitchen and improves functionality ↑
• Resale new bathroom fixtures and tile — modernizes the bathroom and improves functionality ↑
• Both new flooring — improves the overall appearance and functionality of the home ↑
• Both new paint — improves the overall appearance and functionality of the home ↑
• Both new windows — improves the overall appearance and functionality of the home ↑

ⓘ 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: Frenchtown K-12 Schools
• NCES district ID: 3011520
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $62,732
• Composite: 36.49/100
• National rank: #4652
• State rank: #47 of 116 in MT

Livability — Wye

• Score: 63/100
• State rank: #156
• US rank: #15003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Missoula County · 100,878 people
• Metro: Missoula, MT
• Population (ZIP): 23,574
• Household income: $80,239
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1022.0

Population outlook (Missoula County) Hauer SSP2

• Today (2025): 127,248 people
• By 2030: 133,571 · +5.0%
• By 2040: 144,833 · +13.8%
• By 2050: 156,753 · +23.2%
• By 2075: 189,373 · +48.8%
• By 2100: 217,637 · +71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 3% Asian 3% Native American 2%
• Common ancestry: Portuguese 6% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Missoula

• 2024 margin: Strong D (+21.4) · D 59.0% · R 37.5% · Other 3.5%
• 2008→2024 swing: -5.3pp toward R · 2008: 26.7pp · 2024: 21.4pp
• All cycles: 2024: D+21.4 2020: D+23.6 2016: D+15.8 2012: D+18.7 2008: D+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.87%
• Current HPI: 269.9288
• Rent YoY: ▲ 2.35%
• Metro: Missoula, 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

+53.6% since first listed

8 events — show timeline

• 2026-05-19 Listed $215,000 MRMLS
• 2025-11-06 Price Changed $215,000 MRMLS
• 2025-09-19 Listed $217,000 MRMLS
• 2023-06-01 Sold (MLS) — MRMLS
• 2023-05-03 Contingent — MRMLS
• 2023-05-03 Listed $165,000 MRMLS
• 2021-11-24 Sold (MLS) — MRMLS
• 2021-10-26 Listed $140,000 MRMLS