4548 Parent St · Missoula, MT 59808

$140,000

3 bd · 2.5 ba · 1,216 sqft · Manufactured · 45 Days on market

Built 1994 Fair condition Est $145k · at est.

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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 +9.0/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4548 Parent Street! This charming manufactured home offers a comfortable living with its 2 bedrooms and 2.5 remodeled bathrooms. Located in the Westview Home Park, close to North Reserve shopping, and minutes away from Downtown Missoula. Commuting is a breeze with quick access to Highways 90 and 93, providing a seamless travel experience. The covered porch is the perfect spot to relax and enjoy the outdoors. Step inside and notice the beautiful new Anderson windows that fill the home with natural light. The large bonus room with an open floor plan adds versatility to the layout, allowing you to customize it to suit your needs. The fresh new flooring and carpet create a stylish and inviting atmosphere throughout. Rest easy knowing that this home has a new roof, ensuring durability and protection for years to come. Additionally, there is a convenient 10x10 shed for extra storage. With four parking spots available, you'll have plenty of room for your vehicles and guests. Prospective buyers should note that obtaining approval from Westview Park Management within 15 days of an accepted Buy Sell is required. Don't miss the opportunity to make this delightful manufactured home yours and experience comfortable living in a prime location! Call Mike Hyde at 406-370-0091, Dominic Hyde at 406-880-8437, or your Real Estate Professional today!

Key facts

• New siding
• Updated kitchen
• Faux wood blinds

Tags

• UPDATED KITCHEN
• NEW ZIP SYSTEM SHEATHING
• NEW SIDING
• UPDATED ANDERSEN WINDOWS
• SOLID SURFACE FLOORING
• FAUX WOOD BLINDS

Property features AI

Finance

• Financial info: Land is leased; Annual tax approximately $294.86

Exterior

• Home design: Manufactured single wide home; Residential property
• Construction: Other foundation
• Exterior features: Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Range; Refrigerator; Washer hookup; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 1.7% in Missoula — 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 79/100 on livability (#17 in MT, #2,351 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F.
• Missoula H S (urban): math 31% / reading 52% proficiency, ranked #53 of 116 in MT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 248 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 773 units permitted in Missoula County in 2024 (354 in 5+ unit buildings).
• This rent runs 34% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Missoula County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.64% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.96%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $144,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4629 Bailey St	0.18mi	3/2.0	1,216 (0%)	8mo	$149,000	$123	83
4616 Richlie St	0.28mi	3/2.0	1,216 (0%)	3mo	$39,000	$32	83
4753 Richlie St	0.51mi	3/2.0	1,216 (0%)	9mo	$150,000	$123	67
4613 Chandler St	0.15mi	3/2.0	1,280 (+5%)	19mo	$159,000	$124	67
4725 Graham St	0.38mi	3/2.0	1,280 (+5%)	6mo	$25,000	$20	66
4628 Richlie St	0.31mi	3/2.0	1,232 (+1%)	20mo	$185,000	$150	65
4037 Mathew St	0.26mi	3/2.0	1,296 (+7%)	12mo	$175,000	$135	65
15 Julie Ave	0.70mi	3/2.0	1,216 (0%)	1mo	$137,500	$113	65
4729 Ambrose St	0.39mi	3/2.0	1,120 (-8%)	10mo	$15,000	$13	58
22 Tina Ave	0.75mi	3/2.0	1,216 (0%)	21mo	$110,000	$90	46
4708 Parent St	0.28mi	3/2.0	1,056 (-13%)	21mo	$99,000	$94	46
4720 Sage St	0.33mi	2/1.0 (-1)	1,088 (-10%)	18mo	$129,000	$119	41

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 1.76×
• Total profit: $29,872
• Equity at exit: $20,874

10-year hold

• IRR: 26.8%
• Equity multiple: 3.29×
• Total profit: $89,660
• Equity at exit: $12,105

Cash invested: $39,200 (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 59808

• Rents YoY: 2.4%
• Active inventory: 248
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $848

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 58%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3735 W Broadway St Missoula, MT	1.0–3.0	1.0–2.0	1050	$2,600	$2.48	43d	6	0.19mi
4710 Expressway Missoula, MT	1.0–2.0	1.0	780	$1,375	$1.76	43d	4	0.76mi
3705 England Blvd Missoula, MT	3.0	2.0	1275	$2,525	$1.98	43d	1	0.97mi
5306 Elyn Loop Missoula, MT	1.0–2.0	1.0–2.0	891	$2,065	$2.32	43d	35	1.00mi
2620 George Elmer Dr Missoula, MT	1.0–2.0	1.0	734	$1,700	$2.31	43d	35	1.14mi
4000 Mullan Rd Missoula, MT	1.0–3.0	1.0–2.0	1041	$2,995	$2.88	43d	8	1.30mi
2175 Sagebrush Rd Missoula, MT	1.0–3.0	1.0–2.0	1055	$3,116	$2.95	43d	128	1.32mi

Listing history 22 events

1. 2026-06-19
   days on market $140,000 Active 45 DOM
2. 2026-06-18
   days on market $140,000 Active 44 DOM
3. 2026-06-17
   days on market $140,000 Active 43 DOM
4. 2026-06-16
   days on market $140,000 Active 42 DOM
5. 2026-06-15
   days on market $140,000 Active 41 DOM
6. 2026-06-14
   days on market $140,000 Active 39 DOM
7. 2026-06-13
   days on market $140,000 Active 38 DOM
8. 2026-06-10
   days on market $140,000 Active 36 DOM
9. 2026-06-09
   days on market $140,000 Active 35 DOM
10. 2026-06-08
    days on market $140,000 Active 34 DOM
11. 2026-06-07
    days on market $140,000 Active 33 DOM
12. 2026-06-05
    days on market $140,000 Active 30 DOM
13. 2026-06-03
    days on market $140,000 Active 29 DOM
14. 2026-06-02
    days on market $140,000 Active 28 DOM
15. 2026-06-01
    days on market $140,000 Active 27 DOM
16. 2026-05-31
    days on market $140,000 Active 26 DOM
17. 2026-05-30
    days on market $140,000 Active 25 DOM
18. 2026-05-23
    price $140,000
19. 2026-05-05
    listed $150,000 Active
20. 2023-07-24
    soldstatus Closed 1362-char remark

    Show marketing remark (1362 chars)

    Welcome to 4548 Parent Street! This charming manufactured home offers a comfortable living with its 2 bedrooms and 2.5 remodeled bathrooms. Located in the Westview Home Park, close to North Reserve shopping, and minutes away from Downtown Missoula. Commuting is a breeze with quick access to Highways 90 and 93, providing a seamless travel experience. The covered porch is the perfect spot to relax and enjoy the outdoors. Step inside and notice the beautiful new Anderson windows that fill the home with natural light. The large bonus room with an open floor plan adds versatility to the layout, allowing you to customize it to suit your needs. The fresh new flooring and carpet create a stylish and inviting atmosphere throughout. Rest easy knowing that this home has a new roof, ensuring durability and protection for years to come. Additionally, there is a convenient 10x10 shed for extra storage. With four parking spots available, you'll have plenty of room for your vehicles and guests. Prospective buyers should note that obtaining approval from Westview Park Management within 15 days of an accepted Buy Sell is required. Don't miss the opportunity to make this delightful manufactured home yours and experience comfortable living in a prime location! Call Mike Hyde at 406-370-0091, Dominic Hyde at 406-880-8437, or your Real Estate Professional today!

21. 2023-07-03
    historical Active Under Contract 1362-char remark

    Show marketing remark (1362 chars)

    Welcome to 4548 Parent Street! This charming manufactured home offers a comfortable living with its 2 bedrooms and 2.5 remodeled bathrooms. Located in the Westview Home Park, close to North Reserve shopping, and minutes away from Downtown Missoula. Commuting is a breeze with quick access to Highways 90 and 93, providing a seamless travel experience. The covered porch is the perfect spot to relax and enjoy the outdoors. Step inside and notice the beautiful new Anderson windows that fill the home with natural light. The large bonus room with an open floor plan adds versatility to the layout, allowing you to customize it to suit your needs. The fresh new flooring and carpet create a stylish and inviting atmosphere throughout. Rest easy knowing that this home has a new roof, ensuring durability and protection for years to come. Additionally, there is a convenient 10x10 shed for extra storage. With four parking spots available, you'll have plenty of room for your vehicles and guests. Prospective buyers should note that obtaining approval from Westview Park Management within 15 days of an accepted Buy Sell is required. Don't miss the opportunity to make this delightful manufactured home yours and experience comfortable living in a prime location! Call Mike Hyde at 406-370-0091, Dominic Hyde at 406-880-8437, or your Real Estate Professional today!

22. 2023-06-14
    listed $129,900 Active 1362-char remark

    Show marketing remark (1362 chars)

    Welcome to 4548 Parent Street! This charming manufactured home offers a comfortable living with its 2 bedrooms and 2.5 remodeled bathrooms. Located in the Westview Home Park, close to North Reserve shopping, and minutes away from Downtown Missoula. Commuting is a breeze with quick access to Highways 90 and 93, providing a seamless travel experience. The covered porch is the perfect spot to relax and enjoy the outdoors. Step inside and notice the beautiful new Anderson windows that fill the home with natural light. The large bonus room with an open floor plan adds versatility to the layout, allowing you to customize it to suit your needs. The fresh new flooring and carpet create a stylish and inviting atmosphere throughout. Rest easy knowing that this home has a new roof, ensuring durability and protection for years to come. Additionally, there is a convenient 10x10 shed for extra storage. With four parking spots available, you'll have plenty of room for your vehicles and guests. Prospective buyers should note that obtaining approval from Westview Park Management within 15 days of an accepted Buy Sell is required. Don't miss the opportunity to make this delightful manufactured home yours and experience comfortable living in a prime location! Call Mike Hyde at 406-370-0091, Dominic Hyde at 406-880-8437, or your Real Estate Professional today!

ⓘ 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 6 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,579
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$4,073
• Taxable income: $8,452
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $8,149/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, particularly in the kitchen and bathrooms. Painting and updating these areas would significantly enhance its value and appeal to potential buyers or renters.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathroom walls — Painted walls need repainting
• Moderate Flooring — Hardwood floors show wear

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics
• Both Floor refinishing — Improves living space and adds value
• Both Painting bathrooms — Freshens up the space and improves curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom walls · Painted walls need repainting	Moderate	$3,000–15,000
Flooring · Hardwood floors show wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics ↑
• Both Floor refinishing — Improves living space and adds value ↑
• Both Painting bathrooms — Freshens up the space and improves curb appeal ↑

ⓘ 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: Missoula H S
• NCES district ID: 3018540
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $41,814
• Composite: 34.87/100
• National rank: #5087
• State rank: #53 of 116 in MT

Livability — Missoula

• Score: 79/100
• State rank: #17
• US rank: #2351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Missoula County · 100,878 people
• City population: 100,878
• Metro: Missoula, MT
• Population (ZIP): 23,574
• Household income: $80,239
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1022.0

Population outlook (Missoula County) Hauer SSP2

• Today (2025): 127,248 people
• By 2030: 133,571 · +5.0%
• By 2040: 144,833 · +13.8%
• By 2050: 156,753 · +23.2%
• By 2075: 189,373 · +48.8%
• By 2100: 217,637 · +71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 3% Asian 3% Native American 2%
• Common ancestry: Portuguese 6% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Missoula

• 2024 margin: Strong D (+21.4) · D 59.0% · R 37.5% · Other 3.5%
• 2008→2024 swing: -5.3pp toward R · 2008: 26.7pp · 2024: 21.4pp
• All cycles: 2024: D+21.4 2020: D+23.6 2016: D+15.8 2012: D+18.7 2008: D+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.87%
• Current HPI: 269.9288
• Rent YoY: ▲ 2.35%
• Metro: Missoula, 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

+7.8% since first listed

5 events — show timeline

• 2026-05-23 Price Changed $140,000 MRMLS
• 2026-05-05 Listed $150,000 MRMLS
• 2023-07-24 Sold (MLS) — MRMLS
• 2023-07-03 Contingent — MRMLS
• 2023-06-14 Listed $129,900 MRMLS