50 Twin Acres Dr #21 · Kalispell, MT 59901

$155,000

3 bd · 2.0 ba · 1,153 sqft · SingleFamily · 29 Days on market

Built 2022 Good 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Key facts

• Walk-in closet
• Front entry deck
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• WALK-IN CLOSET
• PRIVATE EN SUITE BATHROOM
• STAINLESS STEEL APPLIANCES
• FRONT ENTRY DECK
• DEDICATED PARKING SPACES

Property features AI

Finance

• Other: Zoned R-5 (Residential)

Exterior

• Utilities: Electricity connected; Shared well (see remarks) and other water sources; Public sewer (and other)
• Home design: One level; Residential property, updated/remodeled; Other sub-type
• Construction: Metal roof; Pillar/post/pier foundation; See remarks regarding foundation details; Built/constructed details not specified
• Exterior features: Deck; Front porch; Side porch; Level lot/topography; Private road frontage; Private maintained road; Asphalt and gravel road surface; Has view

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Electric forced-air heating
• Interior features: Open floorplan; Walk-in closet(s); High-speed internet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.1% in Kalispell — 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 72/100 on livability (#61 in MT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A-; Watch: crime C-, commute F, employment D-.
• Flathead H S (town): math 29% / reading 52% proficiency, ranked #55 of 116 in MT (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 683 active listings in the ZIP; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).
• This rent runs 37% of the median local income ($73k/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 $5k of value loss. Plan a longer hold.
• Flathead County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $423,151
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1570 Condor Dr	0.40mi	3/2.0	1,159 (+0%)	1mo	$425,000	$367	80
2147 S Woodland Dr	0.33mi	3/2.0	1,236 (+7%)	6mo	$380,000	$307	67
144 Beargrass Ln	0.55mi	3/2.0	1,194 (+4%)	12mo	$499,000	$418	59
1788 S Woodland Dr	0.63mi	3/1.0	1,248 (+8%)	13mo	$469,500	$376	42
732 Willow Glen Dr	0.56mi	3/2.0	1,320 (+14%)	21mo	$464,900	$352	32

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $17,299
• Equity at exit: $23,111

10-year hold

• IRR: 18.8%
• Equity multiple: 2.52×
• Total profit: $66,141
• Equity at exit: $13,402

Cash invested: $43,400 (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 59901

• Rents YoY: 2.4%
• Active inventory: 683
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,224 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $686

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 64%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $155,000 Active 29 DOM
2. 2026-06-18
   days on market $155,000 Active 28 DOM
3. 2026-06-17
   days on market $155,000 Active 27 DOM
4. 2026-06-16
   days on market $155,000 Active 26 DOM
5. 2026-06-15
   days on market $155,000 Active 25 DOM
6. 2026-06-14
   days on market $155,000 Active 23 DOM
7. 2026-06-13
   days on market $155,000 Active 22 DOM
8. 2026-06-10
   days on market $155,000 Active 20 DOM
9. 2026-06-09
   days on market $155,000 Active 19 DOM
10. 2026-06-08
    days on market $155,000 Active 18 DOM
11. 2026-06-07
    days on market $155,000 Active 17 DOM
12. 2026-06-05
    days on market $155,000 Active 14 DOM
13. 2026-06-03
    days on market $155,000 Active 13 DOM
14. 2026-06-02
    days on market $155,000 Active 12 DOM
15. 2026-06-01
    days on market $155,000 Active 11 DOM
16. 2026-05-31
    days on market $155,000 Active 10 DOM
17. 2026-05-30
    days on market $155,000 Active 9 DOM
18. 2026-05-21
    listed $155,000 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,692
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$4,509
• Taxable income: $6,130
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $6,761/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 · 22 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern updates and a good curb appeal. It's ready for a new owner or renter.

Value-add opportunities

• Resale painting — Fresh paint can make a home more appealing to potential buyers.
• Rental landscaping — Well-maintained landscaping can attract more renters and increase rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale painting — Fresh paint can make a home more appealing to potential buyers. ↑
• Rental landscaping — Well-maintained landscaping can attract more renters and increase rental 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: Flathead H S
• NCES district ID: 3015420
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $49,712
• Composite: 34.79/100
• National rank: #5115
• State rank: #55 of 116 in MT

Livability — Kalispell

• Score: 72/100
• State rank: #61
• US rank: #6399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flathead County · 94,027 people
• City population: 63,161
• Metro: Kalispell, MT
• Population (ZIP): 63,161
• Household income: $72,523
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1577.0

Population outlook (Flathead County) Hauer SSP2

• Today (2025): 108,002 people
• By 2030: 113,362 · +5.0%
• By 2040: 122,245 · +13.2%
• By 2050: 129,517 · +19.9%
• By 2075: 146,737 · +35.9%
• By 2100: 155,045 · +43.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Native American 1% Asian 1%
• Common ancestry: Portuguese 9% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 0%

Political lean MEDSL · Flathead

• 2024 margin: Solid R (+33.8) · D 31.8% · R 65.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -21.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.9 2016: R+36.5 2012: R+33.4 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -698.78%
• Current HPI: 225.6792
• Rent YoY: ▲ 2.41%
• Metro: Kalispell, 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

1 event — show timeline

• 2026-05-21 Listed $155,000 MRMLS