108 4th Ave E · Ryegate, MT 59074

$110,000

3 bd · 2.0 ba · 1,184 sqft · Manufactured public records · 36 Days on market

Built 1985 0.32 ac lot

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Why this score? — see what drove the C+ 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 +24.7/30.0
• Appreciation +9.4/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Key facts

• Wide-open spaces
• Front porch
• 0.32 acre lot

Tags

• FRONT PORCH
• SMALL-TOWN MONTANA CHARM
• WIDE-OPEN SPACES

Property features AI

Exterior

• Parking: No designated garage; additional parking available
• Utilities: Public water; Public sewer
• Home design: Single-family mobile home; One story
• Construction: Metal roof
• Exterior features: Front porch; Shed(s); Corner, level lot

Interior

• Kitchen: Equipped with oven, range, refrigerator, dishwasher, and freezer
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating with forced air and propane availability; No central cooling
• Interior features: Dryer, Dishwasher, Freezer, Oven, Range, Refrigerator, Washer; No basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#159 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Ryegate K-12 Schools (rural): math 0% / reading 0% proficiency, ranked #304 of 339 in MT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ryegate School (30 students, 0% FRL); Ryegate 7-8 (4 students, 0% FRL); Ryegate High School (10 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($761 loan paydown + $10k appreciation (8.7% local appreciation)).
• Golden Valley County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.12×
• Total profit: $65,192
• Equity at exit: $89,146

10-year hold

• IRR: 25.1%
• Equity multiple: 6.80×
• Total profit: $178,783
• Equity at exit: $182,554

Cash invested: $30,800 (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 59074

• Home prices YoY: 4.8%
• Active inventory: 8
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $230

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $306	-5% $268	+0% $230	+5% $192	+10% $153
Rent	-10% $131	-5% $180	+0% $230	+5% $279	+10% $328
Rate	-1.0pp $285	-0.5pp $257	base $230	+0.5pp $201	+1.0pp $172

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 36 DOM
2. 2026-06-18
   days on market $110,000 Active 34 DOM
3. 2026-06-17
   days on market $110,000 Active 33 DOM
4. 2026-06-16
   days on market $110,000 Active 32 DOM
5. 2026-06-15
   days on market $110,000 Active 31 DOM
6. 2026-06-13
   days on market $110,000 Active 29 DOM
7. 2026-06-12
   days on market $110,000 Active 28 DOM
8. 2026-06-09
   days on market $110,000 Active 25 DOM
9. 2026-06-08
   days on market $110,000 Active 24 DOM
10. 2026-06-07
    days on market $110,000 Active 23 DOM
11. 2026-06-05
    days on market $110,000 Active 21 DOM
12. 2026-06-04
    days on market $110,000 Active 19 DOM
13. 2026-06-02
    days on market $110,000 Active 18 DOM
14. 2026-06-01
    days on market $110,000 Active 17 DOM
15. 2026-05-31
    days on market $110,000 Active 16 DOM
16. 2026-05-15
    listed $110,000 Active 482-char remark

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

Taxation est. · year 1

• Rental income: $15,033
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,200
• Taxable income: $1,066
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,498/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: Ryegate K-12 Schools
• NCES district ID: 3023340
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 0% ▬ 0.00%
• Median HH income: $42,318
• Composite: 4.66/100
• National rank: #14984
• State rank: #304 of 339 in MT

Livability — Ryegate

• Score: 63/100
• State rank: #159
• US rank: #15210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ryegate, MT
• Population (ZIP): 396

Population outlook (Golden Valley County) Hauer SSP2

• Today (2025): 792 people
• By 2030: 763 · -3.7%
• By 2040: 678 · -14.4%
• By 2050: 627 · -20.8%
• By 2075: 653 · -17.6%
• By 2100: 723 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Native American 1%
• Common ancestry: German 5% Polish 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · German/W. Germanic 5%

Political lean MEDSL · Golden Valley

• 2024 margin: Solid R (+72.4) · D 13.0% · R 85.4% · Other 1.6%
• 2008→2024 swing: -27.8pp toward R · 2008: -44.6pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+66.8 2016: R+62.8 2012: R+50.3 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.74%
• Current HPI: 189.5665
• 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

1 event — show timeline

• 2026-05-15 Listed $110,000 BMTMLS