113 Percival Path · King Arthur Park, MT 59718

$74,500

3 bd · 2.0 ba · 896 sqft · Manufactured · 125 Days on market

Built 1984 ↓ 6% since listing

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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
• Schools +5.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Key facts

• Proximity to bozeman
• Unbeatable location
• Mountain views

Tags

• MOUNTAIN VIEWS
• UNBEATABLE LOCATION
• PROXIMITY TO BOZEMAN

Property features AI

Finance

• Financial info: Annual tax amount: $275
• HOA & community: Land is leased (mobile home park)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected / available; Cable available
• Home design: Manufactured home (Single Wide); Residential property
• Construction: Foundation: see remarks
• Exterior features: Located in King Arthur mobile home park

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Dryer; Dishwasher; 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 $74k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $74k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.5% vs local median 2.8% in King Arthur Park — 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 78/100 on livability (#18 in MT, #2,457 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Bozeman Elementary (town): math 56% / reading 66% proficiency, ranked #7 of 116 in MT (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.6%/yr); 524 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,706 units permitted in Gallatin County in 2024 (533 in 5+ unit buildings).
• This rent runs 31% of the median local income ($99k/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 $515 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gallatin County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.43% ✓
• Cap rate: 30.49%
• Cash-on-cash: 86.42%
• DSCR: 4.84
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 83.5%
• Equity multiple: 4.65×
• Total profit: $76,159
• Equity at exit: $11,108

10-year hold

• IRR: 86.1%
• Equity multiple: 8.71×
• Total profit: $160,754
• Equity at exit: $6,441

Cash invested: $20,860 (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 59718

• Rents YoY: -0.6%
• Active inventory: 524
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,553 high
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $1,502

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 36%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5242 Fallon St Bozeman, MT	2.0	1.0–2.0	996	$1,862	$1.87	21d	6	0.76mi
4650 W Garfield St Bozeman, MT	1.0–3.0	1.0–2.0	920	$3,206	$3.48	21d	18	0.92mi
228 S Cottonwood Rd Bozeman, MT	2.0	1.0–1.5	1050	$2,125	$2.02	21d	2	1.13mi
106 S Cottonwood Rd Bozeman, MT	2.0	1.0–2.0	909	$1,872	$2.06	21d	11	1.19mi
4555 Fallon St Bozeman, MT	1.0–3.0	1.0–2.0	987	$3,342	$3.39	21d	25	1.19mi

Listing history 18 events

1. 2026-06-19
   days on market $74,500 Active 125 DOM
2. 2026-06-18
   days on market $74,500 Active 124 DOM
3. 2026-06-17
   days on market $74,500 Active 123 DOM
4. 2026-06-16
   days on market $74,500 Active 122 DOM
5. 2026-06-15
   days on market $74,500 Active 121 DOM
6. 2026-06-14
   days on market $74,500 Active 119 DOM
7. 2026-06-13
   days on market $74,500 Active 118 DOM
8. 2026-06-10
   days on market $74,500 Active 116 DOM
9. 2026-06-09
   days on market $74,500 Active 115 DOM
10. 2026-06-08
    days on market $74,500 Active 114 DOM
11. 2026-06-07
    days on market $74,500 Active 113 DOM
12. 2026-06-05
    days on market $74,500 Active 110 DOM
13. 2026-06-02
    days on market $74,500 Active 108 DOM
14. 2026-06-01
    days on market $74,500 Active 107 DOM
15. 2026-05-31
    days on market $74,500 Active 106 DOM
16. 2026-05-30
    days on market $74,500 Active 105 DOM
17. 2026-05-05
    price $74,500
18. 2026-02-13
    listed $79,000 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,639
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$2,451
• − Management: −$2,451
• − Depreciation: −$2,167
• Taxable income: $17,906
• Est. tax owed @ 24.0%: −$4,297
• After-tax cash flow: $13,729/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: Bozeman Elementary
• NCES district ID: 3004560
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $51,664
• Composite: 52.03/100
• National rank: #1635
• State rank: #7 of 116 in MT

Livability — King Arthur Park

• Score: 78/100
• State rank: #18
• US rank: #2457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: King Arthur Park, MT
• County: Gallatin County · 108,510 people
• Metro: Bozeman, MT
• Population (ZIP): 44,585
• Household income: $99,123
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1786.0

Population outlook (Gallatin County) Hauer SSP2

• Today (2025): 129,625 people
• By 2030: 144,940 · +11.8%
• By 2040: 176,266 · +36.0%
• By 2050: 209,250 · +61.4%
• By 2075: 294,207 · +127.0%
• By 2100: 360,558 · +178.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Portuguese 7% Slovak 4% Italian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Gallatin

• 2024 margin: Toss-up / Even · D 50.0% · R 46.8% · Other 3.2%
• 2008→2024 swing: -0.2pp no change · 2008: 3.4pp · 2024: 3.2pp
• All cycles: 2024: D+3.2 2020: D+7.5 2016: D+1.0 2012: R+5.3 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -316.82%
• Current HPI: 272.8072
• Rent YoY: ▼ -0.61%
• Metro: Bozeman, 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

-5.7% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $74,500 MRMLS
• 2026-02-13 Listed $79,000 MRMLS