6433 Training Dr · Missoula, MT 59808

$85,000

2 bd · 2.0 ba · 1,280 sqft · Manufactured · 154 Days on market

Built 1984 Est $79k · 7% over ↓ 2% 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 +4.3/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: No real property. Mobile on a large rented lot. Lots of updates on this 1984 Mobile, Including roof, windows, flooring, siding, and the additional square footage of a finished entry plus a large mud/hobby room off the laundry. Lot rent $440/mo. Buyer to be approved by trailer park management - $35 application fee/credit check. 3 year lot lease contract. See Lease contract in Documents.

Key facts

• Built 1984
• Listed 153 days

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Utilities: Shared well for water; Private sewer (septic tank)
• Home design: Manufactured single-wide home; One level; Residential property
• Construction: Aluminum siding; Pillar/post/pier foundation; Metal roof; Built by GALLATIN
• Exterior features: Chain link and other fencing; Gravel road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wood stove
• Interior features: High-speed internet; Wood stove and fireplace (1)
• Laundry & utility: Washer and dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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; solid renter incomes; 773 units permitted in Missoula County in 2024 (354 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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. 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: 2.11% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.69%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $79,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6328 Buena Vista Loop E	0.14mi	3/2.0 (+1)	1,440 (+12%)	6mo	$89,900	$62	62

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: 37.6%
• Equity multiple: 2.59×
• Total profit: $37,752
• Equity at exit: $12,674

10-year hold

• IRR: 43.8%
• Equity multiple: 5.04×
• Total profit: $96,082
• Equity at exit: $7,349

Cash invested: $23,800 (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 59808

• Rents YoY: 2.4%
• Active inventory: 248
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $827

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $886	-5% $856	+0% $827	+5% $797	+10% $768
Rent	-10% $685	-5% $756	+0% $827	+5% $898	+10% $968
Rate	-1.0pp $870	-0.5pp $848	base $827	+0.5pp $805	+1.0pp $782

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $85,000 Active 154 DOM
2. 2026-06-18
   days on market $85,000 Active 153 DOM
3. 2026-06-17
   days on market $85,000 Active 152 DOM
4. 2026-06-16
   days on market $85,000 Active 151 DOM
5. 2026-06-15
   days on market $85,000 Active 150 DOM
6. 2026-06-14
   days on market $85,000 Active 148 DOM
7. 2026-06-13
   pricedays on market $85,000 Active 147 DOM
8. 2026-06-10
   days on market $89,999 Active 145 DOM
9. 2026-06-09
   days on market $89,999 Active 144 DOM
10. 2026-06-08
    days on market $89,999 Active 143 DOM
11. 2026-06-07
    days on market $89,999 Active 142 DOM
12. 2026-06-05
    days on market $89,999 Active 139 DOM
13. 2026-06-03
    days on market $89,999 Active 138 DOM
14. 2026-06-02
    days on market $89,999 Active 137 DOM
15. 2026-06-01
    days on market $89,999 Active 136 DOM
16. 2026-05-31
    days on market $89,999 Active 135 DOM
17. 2026-05-30
    days on market $89,999 Active 134 DOM
18. 2026-05-09
    status Active
19. 2026-05-05
    historical Active Under Contract
20. 2026-01-16
    listed $89,999 Active
21. 2022-05-26
    soldstatus 397-char remark

    Show marketing remark (397 chars)

    Remarks: No real property. Mobile on a large rented lot. Lots of updates on this 1984 Mobile, Including roof, windows, flooring, siding, and the additional square footage of a finished entry plus a large mud/hobby room off the laundry. Lot rent $440/mo. Buyer to be approved by trailer park management - $35 application fee/credit check. 3 year lot lease contract. See Lease contract in Documents.

22. 2022-03-04
    listed $92,000 397-char remark

    Show marketing remark (397 chars)

    Remarks: No real property. Mobile on a large rented lot. Lots of updates on this 1984 Mobile, Including roof, windows, flooring, siding, and the additional square footage of a finished entry plus a large mud/hobby room off the laundry. Lot rent $440/mo. Buyer to be approved by trailer park management - $35 application fee/credit check. 3 year lot lease contract. See Lease contract in Documents.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,482
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$2,473
• Taxable income: $9,111
• Est. tax owed @ 24.0%: −$2,187
• After-tax cash flow: $7,735/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: 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

-2.2% since first listed

5 events — show timeline

• 2026-05-09 Relisted — MRMLS
• 2026-05-05 Contingent — MRMLS
• 2026-01-16 Listed $89,999 MRMLS
• 2022-05-26 Sold (MLS) — MRMLS
• 2022-03-04 Listed $92,000 MRMLS