1314 Missouri St

Chinook, MT 59523

$55,000B

2 bd · 1.0 ba · 460 sqft · Built 1974 · Manufactured · Active · 489 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $853/mo
• Mortgage (P&I): −$288
• Tax + insurance: −$607
• HOA: −$0
• Vac / Maint / Mgmt: −$179
• Net cashflow: $-222/mo
• Annual: $-2,663/yr
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• 1% rule: 1.55%
• Cash to close: $15,400

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $55k.
• 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).
• It's been on market 489 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $36k (35.0% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Watch-outs: property tax is 3.4% of price; flood insurance adds $427/mo.
• Market conditions: 22 active listings in the ZIP.
• Blaine County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• 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?
• Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.