1314 Missouri St · Chinook, MT 59523

$55,000

2 bd · 1.0 ba · 460 sqft · Manufactured public records · 489 Days on market

Built 1974 0.96 ac lot

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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
• Appreciation +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Nearly an acre of land, this property has some outbuildings but a span of bare land to put a modular home or build. Envision a space to park your equipment or outdoor vehicles or craft a duplex for rental income. The possibilities are limitless. Affordable and within reach, your dreams can flourish right here along the Hi-Line where hunting, fishing, and outdoor recreation are all within reach!

Key facts

• Outdoor vehicles
• Hunting
• Acre of land

Tags

• ACRE OF LAND
• OUTBUILDINGS
• SPACE TO PARK
• OUTDOOR VEHICLES
• RENTAL INCOME
• HUNTING

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-family residence
• Construction: Above-grade finished area: 924
• Exterior features: No fencing; Other structure on property: Mobile home

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: No basement; Single-level living (all main-level bedrooms and bathroom)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $36k (35.0% below list).
• Meets the 1% rule at list price ($853 rent vs $55k).
• Recommended offer: $36k (35.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#44 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Chinook H S (rural): math 0% / reading 21% proficiency, ranked #278 of 339 in MT (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Meadowlark School (math 22% / reading 27%, grade F, #237 of 293 statewide, top 86%, 167 students, 0% FRL); Chinook 7-8 (math 15% / reading 34%, grade F, #118 of 146 statewide, top 81%, 57 students, 0% FRL); Chinook High School (math 10% / reading 30%, grade F, #111 of 132 statewide, top 88%, 114 students, 0% FRL).
• Zoned-school proficiency averages 23% at this address vs 10% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Chinook H S average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $380 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Blaine County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 489 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,743 (35.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 489 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.55% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -34.9%
• Equity multiple: -0.30×
• Total profit: $-20,006
• Equity at exit: $11,084

10-year hold

• IRR: -31.3%
• Equity multiple: -1.07×
• Total profit: $-31,845
• Equity at exit: $9,859

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 59523

• Home prices YoY: -0.9%
• Active inventory: 22
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$158 /mo · $1,891/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-222

Break-even live

Break-even rent $1,134

Max offer price $35,743

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-206	+0% $-222	+5% $-237	+10% $-253
Rent	-10% $-289	-5% $-256	+0% $-222	+5% $-188	+10% $-155
Rate	-1.0pp $-194	-0.5pp $-208	base $-222	+0.5pp $-236	+1.0pp $-251

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 20 events

1. 2026-06-21
   days on market $55,000 Active 489 DOM
2. 2026-06-18
   days on market $55,000 Active 486 DOM
3. 2026-06-17
   days on market $55,000 Active 485 DOM
4. 2026-06-16
   days on market $55,000 Active 484 DOM
5. 2026-06-15
   days on market $55,000 Active 483 DOM
6. 2026-06-14
   days on market $55,000 Active 481 DOM
7. 2026-06-13
   days on market $55,000 Active 480 DOM
8. 2026-06-10
   days on market $55,000 Active 478 DOM
9. 2026-06-09
   days on market $55,000 Active 477 DOM
10. 2026-06-08
    days on market $55,000 Active 476 DOM
11. 2026-06-07
    days on market $55,000 Active 475 DOM
12. 2026-06-05
    days on market $55,000 Active 472 DOM
13. 2026-06-03
    days on market $55,000 Active 471 DOM
14. 2026-06-02
    days on market $55,000 Active 470 DOM
15. 2026-06-01
    days on market $55,000 Active 469 DOM
16. 2026-05-31
    days on market $55,000 Active 468 DOM
17. 2026-05-31
    days on market $55,000 Active 467 DOM
18. 2025-02-17
    listed $55,000 Active

    Show marketing remark (397 chars)

    Nearly an acre of land, this property has some outbuildings but a span of bare land to put a modular home or build. Envision a space to park your equipment or outdoor vehicles or craft a duplex for rental income. The possibilities are limitless. Affordable and within reach, your dreams can flourish right here along the Hi-Line where hunting, fishing, and outdoor recreation are all within reach!

19. 2025-02-17
    listed $55,000 Active 397-char remark

    Show marketing remark (397 chars)

    Nearly an acre of land, this property has some outbuildings but a span of bare land to put a modular home or build. Envision a space to park your equipment or outdoor vehicles or craft a duplex for rental income. The possibilities are limitless. Affordable and within reach, your dreams can flourish right here along the Hi-Line where hunting, fishing, and outdoor recreation are all within reach!

20. 2025-02-17
    listed $55,000 Active 397-char remark

    Show marketing remark (397 chars)

    Nearly an acre of land, this property has some outbuildings but a span of bare land to put a modular home or build. Envision a space to park your equipment or outdoor vehicles or craft a duplex for rental income. The possibilities are limitless. Affordable and within reach, your dreams can flourish right here along the Hi-Line where hunting, fishing, and outdoor recreation are all within reach!

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

Tax reassessment forecast MT · Resets to sale price

• Current annual tax: $1,891 · $158/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,231
• − Mortgage interest: −$3,081
• − Property taxes: −$1,891
• − Insurance: −$5,394
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$1,600
• Taxable loss: −$3,371
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $-1,854/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: Chinook H S
• NCES district ID: 3006270
• Math proficiency: 0% ▼ -40.00%
• Reading proficiency: 21% ▼ -19.00%
• Median HH income: $41,979
• Composite: 12.86/100
• National rank: #14540
• State rank: #278 of 339 in MT

Livability — Chinook

• Score: 73/100
• State rank: #44
• US rank: #5341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chinook, MT
• Population (ZIP): 2,281

Population outlook (Blaine County) Hauer SSP2

• Today (2025): 6,837 people
• By 2030: 6,969 · +1.9%
• By 2040: 7,228 · +5.7%
• By 2050: 7,540 · +10.3%
• By 2075: 8,571 · +25.4%
• By 2100: 9,058 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Native American 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 14% Slovak 3% Scottish 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Blaine

• 2024 margin: Lean R (+5.9) · D 44.6% · R 50.5% · Other 4.8%
• 2008→2024 swing: -25.2pp toward R · 2008: 19.3pp · 2024: -5.9pp
• All cycles: 2024: R+5.9 2020: D+3.9 2016: R+2.8 2012: D+15.2 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.84%
• Current HPI: 213.5954
• 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

+0.0% since first listed

3 events — show timeline

• 2025-02-17 Listed $55,000 BMTMLS
• 2025-02-17 Listed $55,000 BSCMLS
• 2025-02-17 Listed $55,000 HHLMLS

Property tax history

+0.7%/yr

Latest (2020): $1,891 · -2.4% YoY. Source: county tax records.