1113 Wiench Way · Corvallis, MT 59828

$55,000

2 bd · 1.0 ba · 920 sqft · Manufactured · 15 Days on market

Built 1979 Fair condition

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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 +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Extra living space
• Wood burning stove
• Built 1979

Tags

• QUIET COUNTRY LOCATION
• NEWER DOUBLE PANE WINDOWS
• WOOD BURNING STOVE
• EXTRA LIVING SPACE
• CORVALLIS SCHOOL DISTRICT
• RECREATIONAL OPPORTUNITIES

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Utilities: Private sewer / septic tank; Gravel road access on a private maintained road
• Home design: Manufactured home (single wide); Residential property
• Construction: Foundation: see remarks
• Exterior features: Covered porch/patio

Interior

• Kitchen: Range; Refrigerator; Freezer; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Forced air; Wood stove
• Interior features: One fireplace; Storage
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 0.7% in Corvallis — 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 69/100 on livability (#85 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Corvallis K-12 Schools (rural): math 43% / reading 49% proficiency, ranked #40 of 116 in MT (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 27 units permitted in Ravalli County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $54,175 (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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.09% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.18%
• DSCR: 2.83
• GRM: 4.0

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: 37.7%
• Equity multiple: 2.61×
• Total profit: $24,766
• Equity at exit: $8,201

10-year hold

• IRR: 44.3%
• Equity multiple: 5.22×
• Total profit: $64,980
• Equity at exit: $4,755

Cash invested: $15,400 (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 59828

• Home prices YoY: -33.6%
• Active inventory: 68
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $529

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-15
   statusdays on market $55,000 Pending 15 DOM
2. 2026-06-14
   days on market $55,000 Active 14 DOM
3. 2026-06-13
   days on market $55,000 Active 13 DOM
4. 2026-06-10
   days on market $55,000 Active 11 DOM
5. 2026-06-09
   days on market $55,000 Active 10 DOM
6. 2026-06-09
   days on market $55,000 Active 9 DOM
7. 2026-06-07
   days on market $55,000 Active 8 DOM
8. 2026-06-05
   days on market $55,000 Active 5 DOM
9. 2026-06-03
   days on market $55,000 Active 4 DOM
10. 2026-06-02
    days on market $55,000 Active 3 DOM
11. 2026-06-01
    days on market $55,000 Active 2 DOM
12. 2026-05-31
    listed $55,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,802
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,600
• Taxable income: $5,812
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $4,947/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 · 13 photos

Fair 45/100 Moderate rehab

The property requires moderate repairs and maintenance, including painting, landscaping, and roof inspection. These improvements will enhance its curb appeal and overall value.

Repairs flagged

• Minor paint peeling on interior walls — Visible peeling paint
• Major overgrown vegetation around the property — Affects curb appeal
• Unknown roof inspection — Not visible in photos

Value-add opportunities

• Resale painting interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — Improves curb appeal and enhances property value
• Resale roof inspection and repair — Aesthetic and structural improvement

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint peeling on interior walls · Visible peeling paint	Minor	$500–3,000
overgrown vegetation around the property · Affects curb appeal	Major	$15,000–50,000
roof inspection · Not visible in photos	Unknown	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Resale painting interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — Improves curb appeal and enhances property value ↑
• Resale roof inspection and repair — Aesthetic and structural improvement ↑

ⓘ 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: Corvallis K-12 Schools
• NCES district ID: 3007410
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $44,664
• Composite: 38.94/100
• National rank: #4088
• State rank: #40 of 116 in MT

Livability — Corvallis

• Score: 69/100
• State rank: #85
• US rank: #8509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,798

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 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Portuguese 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -139.83%
• Current HPI: 276.6511
• 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

1 event — show timeline

• 2026-05-30 Listed $55,000 MRMLS