623 Park St #3 · Stevensville, MT 59870

$82,900

3 bd · 1.0 ba · 896 sqft · Manufactured · 254 Days on market

Built 2008 ↓ 13% 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 +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• New flooring
• 2x6 walls
• Excellent location

Tags

• EXCELLENT LOCATION
• NEW FLOORING
• FRESH INTERIOR PAINT
• PITCHED ROOF
• 2X6 WALLS
• NATURAL GAS FURNACE

Property features AI

Finance

• Financial info: Land is leased; Annual tax listed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Natural gas available
• Home design: Manufactured home (Single Wide); Residential property; Updated/Remodeled condition
• Construction: Other foundation
• Exterior features: Gravel road access; Private maintained road; Private road frontage

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Fireplace(s)
• Interior features: Fireplace(s); Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $83k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 1.3% in Stevensville — 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 70/100 on livability (#71 in MT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Stevensville H S (rural): math 35% / reading 45% proficiency, ranked #145 of 339 in MT (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stevensville K-6 (math 24% / reading 42%, grade F, #209 of 293 statewide, top 72%, 505 students, 0% FRL); Stevensville 7-8 (math 37% / reading 42%, grade F, #63 of 146 statewide, top 48%, 151 students, 0% FRL); Stevensville High School (math 32% / reading 52%, grade F, #37 of 132 statewide, top 29%, 349 students, 0% FRL).
• Market conditions: 148 active listings in the ZIP; 27 units permitted in Ravalli County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.18% ✓
• Cap rate: 18.66%
• Cash-on-cash: 44.16%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $351,232
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3588 Baldwin Rd	0.18mi	3/2.0	1,008 (+12%)	16mo	$395,000	$392	54
211 W 3rd St #10	0.62mi	3/1.0	916 (+2%)	22mo	$39,950	$44	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 2.77×
• Total profit: $40,998
• Equity at exit: $12,361

10-year hold

• IRR: 47.4%
• Equity multiple: 5.56×
• Total profit: $105,865
• Equity at exit: $7,168

Cash invested: $23,212 (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 59870

• Active inventory: 148
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,806 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $854

Break-even live

Break-even rent $725

Max offer price $82,900

Occupancy floor 48%

Sensitivity live

Price	-10% $911	-5% $883	+0% $854	+5% $826	+10% $797
Rent	-10% $711	-5% $783	+0% $854	+5% $926	+10% $997
Rate	-1.0pp $896	-0.5pp $875	base $854	+0.5pp $833	+1.0pp $811

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $82,900 Active 254 DOM
2. 2026-06-21
   days on market $82,900 Active 253 DOM
3. 2026-06-18
   days on market $82,900 Active 251 DOM
4. 2026-06-17
   days on market $82,900 Active 250 DOM
5. 2026-06-16
   days on market $82,900 Active 249 DOM
6. 2026-06-15
   days on market $82,900 Active 248 DOM
7. 2026-06-13
   days on market $82,900 Active 246 DOM
8. 2026-06-12
   days on market $82,900 Active 245 DOM
9. 2026-06-09
   days on market $82,900 Active 242 DOM
10. 2026-06-08
    days on market $82,900 Active 241 DOM
11. 2026-06-07
    days on market $82,900 Active 240 DOM
12. 2026-06-05
    days on market $82,900 Active 238 DOM
13. 2026-06-04
    days on market $82,900 Active 236 DOM
14. 2026-06-02
    days on market $82,900 Active 235 DOM
15. 2026-06-01
    days on market $82,900 Active 234 DOM
16. 2026-05-31
    days on market $82,900 Active 233 DOM
17. 2026-04-13
    price $82,900
18. 2025-12-10
    status Active
19. 2025-12-10
    price $89,900
20. 2025-10-24
    historical Active Under Contract
21. 2025-10-10
    listed $94,900 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,677
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$414
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$2,412
• Taxable income: $9,496
• Est. tax owed @ 24.0%: −$2,279
• After-tax cash flow: $7,971/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: Stevensville H S
• NCES district ID: 3025050
• Math proficiency: 35% ▲ 15.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $44,518
• Composite: 36.38/100
• National rank: #9361
• State rank: #145 of 339 in MT

Livability — Stevensville

• Score: 70/100
• State rank: #71
• US rank: #7455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,247

Population outlook (Ravalli County) Hauer SSP2

• Today (2025): 43,584 people
• By 2030: 44,336 · +1.7%
• By 2040: 44,760 · +2.7%
• By 2050: 44,193 · +1.4%
• By 2075: 42,538 · -2.4%
• By 2100: 39,079 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Portuguese 5% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ravalli

• 2024 margin: Solid R (+40.6) · D 28.4% · R 68.9% · Other 2.7%
• 2008→2024 swing: -19.7pp toward R · 2008: -20.8pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+36.3 2016: R+38.6 2012: R+32.1 2008: R+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.24%
• Current HPI: 287.3688
• 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

-12.6% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $82,900 MRMLS
• 2025-12-10 Relisted — MRMLS
• 2025-12-10 Price Changed $89,900 MRMLS
• 2025-10-24 Contingent — MRMLS
• 2025-10-10 Listed $94,900 MRMLS