320 Braig Rd #40 · Columbia Falls, MT 59912

$75,000

3 bd · 2.0 ba · 952 sqft · SingleFamily · 44 Days on market

Built 1994 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1994
• Listed 43 days

Property features AI

Finance

• Other: Taxes listed
• Financial info: Land is leased
• HOA & community: Located in Half Moon Mobile Park

Exterior

• Home design: Manufactured home (single wide); Residential property
• Construction: Foundation: see remarks
• Exterior features: Covered patio/porch; Deck; Front yard; Back yard

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Water softener; Covered deck and front porch
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 1.2% in Columbia Falls — 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 68/100 on livability (#96 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B; Watch: employment D, amenities F, commute F.
• Columbia Falls H S (town): math 25% / reading 40% proficiency, ranked #198 of 339 in MT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; solid renter incomes; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.12% ✓
• Cap rate: 18.13%
• Cash-on-cash: 42.26%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 39.0%
• Equity multiple: 2.67×
• Total profit: $34,971
• Equity at exit: $11,183

10-year hold

• IRR: 45.4%
• Equity multiple: 5.34×
• Total profit: $91,198
• Equity at exit: $6,485

Cash invested: $21,000 (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 59912

• Active inventory: 168
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $740

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $791	-5% $765	+0% $740	+5% $714	+10% $688
Rent	-10% $614	-5% $677	+0% $740	+5% $802	+10% $865
Rate	-1.0pp $777	-0.5pp $759	base $740	+0.5pp $720	+1.0pp $700

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $75,000 Active 44 DOM
2. 2026-06-19
   pricedays on market $75,000 Active 42 DOM
3. 2026-06-18
   days on market $90,000 Active 41 DOM
4. 2026-06-17
   days on market $90,000 Active 40 DOM
5. 2026-06-16
   days on market $90,000 Active 39 DOM
6. 2026-06-15
   days on market $90,000 Active 38 DOM
7. 2026-06-14
   days on market $90,000 Active 36 DOM
8. 2026-06-13
   days on market $90,000 Active 35 DOM
9. 2026-06-10
   pricedays on market $90,000 Active 33 DOM
10. 2026-06-09
    days on market $99,000 Active 32 DOM
11. 2026-06-08
    days on market $99,000 Active 31 DOM
12. 2026-06-07
    days on market $99,000 Active 30 DOM
13. 2026-06-05
    days on market $99,000 Active 27 DOM
14. 2026-06-03
    days on market $99,000 Active 26 DOM
15. 2026-06-02
    days on market $99,000 Active 25 DOM
16. 2026-06-01
    days on market $99,000 Active 24 DOM
17. 2026-05-31
    days on market $99,000 Active 23 DOM
18. 2026-05-30
    days on market $99,000 Active 22 DOM
19. 2026-05-08
    listed $104,500 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 5/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,106
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,182
• Taxable income: $8,166
• Est. tax owed @ 24.0%: −$1,960
• After-tax cash flow: $6,914/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. Upgrades to exterior paint, flooring, and appliances would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and value.
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value.
• Both Install new window treatments — New treatments improve aesthetics and energy efficiency.
• Both Upgrade kitchen appliances — Modern appliances increase functionality and appeal.
• Both Add outdoor lighting — Enhances safety and curb appeal at night.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and value. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value. ↑
• Both Install new window treatments — New treatments improve aesthetics and energy efficiency. ↑
• Both Upgrade kitchen appliances — Modern appliances increase functionality and appeal. ↑
• Both Add outdoor lighting — Enhances safety and curb appeal at night. ↑

ⓘ 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: Columbia Falls H S
• NCES district ID: 3007140
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $44,266
• Composite: 30.43/100
• National rank: #11516
• State rank: #198 of 339 in MT

Livability — Columbia Falls

• Score: 68/100
• State rank: #96
• US rank: #9792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flathead County · 94,027 people
• City population: 15,752
• Metro: Kalispell, MT
• Population (ZIP): 15,752
• Household income: $76,617
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 242.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 7% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Russian/Polish/Slavic 1%

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: ▼ -219.09%
• Current HPI: 252.1381
• Rent YoY: —
• 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

• 2026-05-08 Listed $104,500 MRMLS