1 View Vista Dr #23 · Livingston, MT 59047

$44,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 33 Days on market

Built 1994 3,484 sqft lot $400/mo HOA · 25% of rent ↓ 2% 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 +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• New metal roof
• New metal siding
• Quiet lot

Tags

• QUIET LOT
• WALKING DISTANCE TO DOWNTOWN
• NEW METAL ROOF
• NEW METAL SIDING
• NEW WINDOWS
• SOLID OAK HARDWOOD FLOORING

Property features AI

Finance

• Other: Located in View Vista Community
• Financial info: Annual property tax approximately $200
• HOA & community: Homeowners association with monthly fee of $400; HOA fee includes sewer, trash, and water; No association amenities listed

Exterior

• Home design: Manufactured home (single wide); One story
• Construction: Foundation: See remarks
• Exterior features: Has view

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Range; Refrigerator; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 2.9% in Livingston — 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 77/100 on livability (#23 in MT, #2,898 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: employment C-, crime F, commute F.
• Park H S (town): math 35% / reading 55% proficiency, ranked #113 of 339 in MT (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.9%/yr); 139 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 39 units permitted in Park County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Park County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.57% ✓
• Cap rate: 20.92%
• Cash-on-cash: 52.25%
• DSCR: 3.32
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 53.6%
• Equity multiple: 3.47×
• Total profit: $30,377
• Equity at exit: $6,561

10-year hold

• IRR: 59.9%
• Equity multiple: 7.87×
• Total profit: $84,657
• Equity at exit: $3,804

Cash invested: $12,320 (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 59047

• Rents YoY: 4.9%
• Active inventory: 139
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$400
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $536

Break-even live

Break-even rent $891

Max offer price $44,000

Occupancy floor 61%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 E Callender St Livingston, MT	1.0	1.0	600	$1,500	$2.50	21d	1	0.36mi
219 W Callender St Livingston, MT	2.0	1.0	682	$1,300	$1.91	14d	4	0.40mi
216 S H St Unit A Livingston, MT	1.0	1.0	700	$1,500	$2.14	14d	1	0.45mi
105 N Yellowstone St #3 Livingston, MT	2.0	1.0	852	$1,750	$2.05	21d	1	0.49mi
616 N 5th St Livingston, MT	2.0	1.0	1000	$1,475	$1.48	21d	1	0.90mi
611 N N St Livingston, MT	2.0	1.0	1100	$1,650	$1.50	21d	1	1.14mi
1101 Sweetgrass Ln Unit B Livingston, MT	2.0	1.5	1000	$2,000	$2.00	21d	1	1.42mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 2 events

1. 2026-05-07
   price $44,000
2. 2026-04-24
   listed $45,000 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 5/10 Major FEMA zone X (shaded) · 45% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,842
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$4,800
• − Depreciation: −$1,280
• Taxable income: $6,403
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $4,900/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: Park H S
• NCES district ID: 3020100
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $41,341
• Composite: 39.99/100
• National rank: #7893
• State rank: #113 of 339 in MT

Livability — Livingston

• Score: 77/100
• State rank: #23
• US rank: #2898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Park County · 14,092 people
• City population: 14,092
• Metro: nan
• Population (ZIP): 14,092
• Household income: $71,620
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 372.0

Population outlook (Park County) Hauer SSP2

• Today (2025): 17,186 people
• By 2030: 17,667 · +2.8%
• By 2040: 18,365 · +6.9%
• By 2050: 18,927 · +10.1%
• By 2075: 21,263 · +23.7%
• By 2100: 23,093 · +34.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Portuguese 9% Slovak 5% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Park

• 2024 margin: Lean R (+7.7) · D 44.6% · R 52.3% · Other 3.1%
• 2008→2024 swing: -5.4pp toward R · 2008: -2.3pp · 2024: -7.7pp
• All cycles: 2024: R+7.7 2020: R+6.4 2016: R+14.9 2012: R+10.5 2008: R+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.16%
• Current HPI: 274.6444
• Rent YoY: ▲ 4.91%
• 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

-2.2% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $44,000 MRMLS
• 2026-04-24 Listed $45,000 MRMLS