1950 N Hannaford St · Helena, MT 59601

$60,000

2 bd · 1.0 ba · 952 sqft · SingleFamily · 14 Days on market

Built 1974 Poor condition ↓ 7% 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
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wood sided, shingle roof, new flooring thorough out, New kitchen counter tops. Shed included. Lot Rent is $475 per month. Buyer agrees to leave home in the court for a minimum of two years and must be approved by Lifestyle Court prior to purchase. No dogs unless they are ESA or service animals. Cats are accepted, but they must be strictly indoor cats.

Key facts

• Built 1974
• Listed 13 days

Property features AI

Finance

• Financial info: Annual tax amount: $580.70; Land is leased

Exterior

• Home design: Manufactured home (single wide); Residential property
• Construction: Foundation: Other
• Exterior features: Located on a corner (Beech/Hannaford); Lot is leased

Interior

• Kitchen: Includes dishwasher, range, and refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Range; Refrigerator

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$343,672) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 21.5% vs local median 2.6% in Helena — 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 81/100 on livability (#6 in MT, #1,389 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Helena H S (town): math 34% / reading 54% proficiency, ranked #42 of 116 in MT (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 456 units permitted in Lewis and Clark County in 2024 (207 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lewis and Clark County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago 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.

Recommended offer $60,000

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 1974 — 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 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.48% ✓
• Cap rate: 21.49%
• Cash-on-cash: 54.27%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $343,672
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1745 Walnut St	0.06mi	3/2.0 (+1)	1,012 (+6%)	10mo	$179,000	$177	69
1409 Poplar St	0.40mi	2/1.0	1,008 (+6%)	18mo	$329,000	$326	56
1612 Boulder Ave	0.47mi	2/1.0	848 (-11%)	5mo	$349,000	$412	56
1208 Poplar St	0.57mi	2/1.0	1,020 (+7%)	17mo	$339,000	$332	48
1514 Boulder Ave	0.52mi	3/2.0 (+1)	845 (-11%)	2mo	$369,000	$437	46
1803 Townsend Ave	0.60mi	3/1.0 (+1)	1,080 (+13%)	2mo	$389,900	$361	43
1405 N Sanders St	0.46mi	2/1.0	825 (-13%)	16mo	$280,000	$339	43
1500 Boulder Ave	0.53mi	2/1.0	828 (-13%)	17mo	$310,999	$376	40

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: 50.8%
• Equity multiple: 3.18×
• Total profit: $36,542
• Equity at exit: $8,946

10-year hold

• IRR: 55.6%
• Equity multiple: 6.10×
• Total profit: $85,650
• Equity at exit: $5,188

Cash invested: $16,800 (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 59601

• Rents YoY: 1.5%
• Active inventory: 166
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $760

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 44%

Sensitivity live

Price	-10% $801	-5% $781	+0% $760	+5% $739	+10% $718
Rent	-10% $642	-5% $701	+0% $760	+5% $819	+10% $877
Rate	-1.0pp $790	-0.5pp $775	base $760	+0.5pp $744	+1.0pp $728

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 Missoula Ave Helena, MT	1.0–3.0	1.0	801	$1,262	$1.58	44d	11	0.80mi

Listing history 11 events

1. 2026-06-19
   days on market $60,000 Active 14 DOM
2. 2026-06-18
   days on market $60,000 Active 13 DOM
3. 2026-06-17
   days on market $60,000 Active 12 DOM
4. 2026-06-16
   days on market $60,000 Active 11 DOM
5. 2026-06-15
   days on market $60,000 Active 10 DOM
6. 2026-06-14
   days on market $60,000 Active 8 DOM
7. 2026-06-13
   days on market $60,000 Active 7 DOM
8. 2026-06-10
   days on market $60,000 Active 5 DOM
9. 2026-06-08
   days on market $60,000 Active 4 DOM
10. 2026-06-07
    days on market $60,000 Active 3 DOM
11. 2026-06-05
    listed $60,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,840
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$1,745
• Taxable income: $8,680
• Est. tax owed @ 24.0%: −$2,083
• After-tax cash flow: $7,035/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including major work on the exterior siding, roof, flooring, interior walls, and HVAC. Significant structural and safety issues are present, and updates would significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant weathering and damage
• Major roof — Siding condition suggests underlying roof damage
• Major flooring — Poor exterior condition suggests possible subfloor issues
• Major interior walls — Poor exterior condition suggests possible structural issues
• Major HVAC — Poor exterior condition suggests possible HVAC issues

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and structural integrity
• Both roof repair — Fixes underlying structural issues and improves safety
• Both flooring replacement — Improves living space and structural integrity
• Both interior wall repair — Improves living space and structural integrity
• Both HVAC replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and damage	Major	$15,000–50,000
roof · Siding condition suggests underlying roof damage	Major	$15,000–50,000
flooring · Poor exterior condition suggests possible subfloor issues	Major	$15,000–50,000
interior walls · Poor exterior condition suggests possible structural issues	Major	$15,000–50,000
HVAC · Poor exterior condition suggests possible HVAC issues	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and structural integrity ↑
• Both roof repair — Fixes underlying structural issues and improves safety ↑
• Both flooring replacement — Improves living space and structural integrity ↑
• Both interior wall repair — Improves living space and structural integrity ↑
• Both HVAC replacement — Improves comfort and energy efficiency ↑

ⓘ 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: Helena H S
• NCES district ID: 3013830
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $55,565
• Composite: 38.26/100
• National rank: #4238
• State rank: #42 of 116 in MT

Livability — Helena

• Score: 81/100
• State rank: #6
• US rank: #1389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena, MT
• County: Lewis and Clark County · 62,482 people
• City population: 62,482
• Metro: Helena, MT
• Population (ZIP): 31,728
• Household income: $72,290
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1080.0

Population outlook (Lewis and Clark County) Hauer SSP2

• Today (2025): 72,720 people
• By 2030: 75,403 · +3.7%
• By 2040: 79,496 · +9.3%
• By 2050: 82,741 · +13.8%
• By 2075: 90,296 · +24.2%
• By 2100: 93,425 · +28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Portuguese 7% Lithuanian 4% Slovak 4%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lewis and Clark

• 2024 margin: Lean R (+5.7) · D 45.4% · R 51.1% · Other 3.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 6.5pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.9 2016: R+6.9 2012: R+3.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -417.31%
• Current HPI: 231.6233
• Rent YoY: ▲ 1.54%
• Metro: Helena, 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

-7.0% since first listed

10 events — show timeline

• 2026-06-04 Listed $60,000 MRMLS
• 2025-03-25 Sold (MLS) — MRMLS
• 2025-03-25 Sold (MLS) — MRMLS
• 2025-03-06 Pending — MRMLS
• 2025-03-05 Contingent — MRMLS
• 2025-02-21 Price Changed $59,000 MRMLS
• 2024-12-10 Price Changed $64,500 MRMLS
• 2024-12-10 Price Changed $59,500 MRMLS
• 2024-12-10 Listed $59,500 MRMLS
• 2024-12-10 Listed $64,500 MRMLS