50523 US Hwy 93 Spc 7 · Big Arm, MT 59860

$99,000

3 bd · 1.5 ba · 924 sqft · Manufactured · 15 Days on market

Built 1977 Poor condition

---

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 +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Key facts

• Brand new metal shed
• Parking
• Built 1977

Tags

• WALKING DISTANCE TO THE SHORES
• PARKS OF FLATHEAD LAKE
• COVERED FRONT PATIO DECK
• NEW EFFICIENT WOOD STOVE
• BRAND NEW METAL SHED

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Parking: Carport (1 space)
• Home design: Manufactured home; Residential property
• Construction: Other foundation
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Forced air; Wood stove
• Interior features: Dryer; Dishwasher; Microwave; Range; Refrigerator; Washer
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $99k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#346 in MT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Polson Elementary (town): math 26% / reading 38% proficiency, ranked #82 of 116 in MT (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 217 active listings in the ZIP; 19 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,515 (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 1977 — 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. Schools are F-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: 1.71% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.19%
• DSCR: 2.25
• GRM: 4.9

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: 22.4%
• Equity multiple: 1.92×
• Total profit: $25,453
• Equity at exit: $14,761

10-year hold

• IRR: 30.4%
• Equity multiple: 3.73×
• Total profit: $75,666
• Equity at exit: $8,560

Cash invested: $27,720 (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 59860

• Home prices YoY: -33.6%
• Active inventory: 217
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $651

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 56%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $99,000 Active 15 DOM
2. 2026-06-17
   days on market $99,000 Active 14 DOM
3. 2026-06-16
   days on market $99,000 Active 13 DOM
4. 2026-06-15
   days on market $99,000 Active 12 DOM
5. 2026-06-13
   days on market $99,000 Active 10 DOM
6. 2026-06-12
   days on market $99,000 Active 9 DOM
7. 2026-06-09
   days on market $99,000 Active 6 DOM
8. 2026-06-08
   days on market $99,000 Active 5 DOM
9. 2026-06-07
   days on market $99,000 Active 4 DOM
10. 2026-06-05
    days on market $99,000 Active 2 DOM
11. 2026-06-04
    listed $99,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,283
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$2,880
• Taxable income: $6,632
• Est. tax owed @ 24.0%: −$1,592
• After-tax cash flow: $6,222/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 · 2 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including a new roof, exterior siding repair, and landscaping improvements. Immediate action is needed to prevent further damage and increase its value.

Repairs flagged

• Major roof — Rusty metal roof with visible rust
• Major exterior siding — Weathered siding with visible damage
• Major landscaping — Overgrown and unkempt yard

Value-add opportunities

• Both repair and paint exterior siding — Enhances curb appeal and property value
• Both trim and maintain landscaping — Improves curb appeal and property value
• Both repair and replace roof — Critical to prevent water damage and maintain property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Rusty metal roof with visible rust	Major	$15,000–50,000
exterior siding · Weathered siding with visible damage	Major	$15,000–50,000
landscaping · Overgrown and unkempt yard	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and paint exterior siding — Enhances curb appeal and property value ↑
• Both trim and maintain landscaping — Improves curb appeal and property value ↑
• Both repair and replace roof — Critical to prevent water damage and maintain property 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: Polson Elementary
• NCES district ID: 3021060
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $38,859
• Composite: 26.75/100
• National rank: #7137
• State rank: #82 of 116 in MT

Livability — Big Arm

• Score: 44/100
• State rank: #346
• US rank: #26731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,580

Population outlook (Lake County) Hauer SSP2

• Today (2025): 30,614 people
• By 2030: 30,774 · +0.5%
• By 2040: 30,830 · +0.7%
• By 2050: 31,195 · +1.9%
• By 2075: 33,748 · +10.2%
• By 2100: 35,779 · +16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 14% Native American 13% Hispanic / Latino 4%
• Common ancestry: Portuguese 5% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Lake

• 2024 margin: R (+19.9) · D 38.5% · R 58.4% · Other 3.1%
• 2008→2024 swing: -21.9pp toward R · 2008: 1.9pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+14.5 2016: R+21.3 2012: R+10.4 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.28%
• Current HPI: 238.0612
• 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

• 2026-06-03 Listed $99,000 MRMLS