1320 Greenwood Ct · Bonner-West Riverside, MT 59802

$39,500

2 bd · 1.0 ba · 744 sqft · Manufactured · 4 Days on market

Built 1973 ↓ 36% 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
• Rent growth +4.0/5.0
• Schools +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an amazing housing opportunity? Look no further! Tucked into the charming Greenwood Park in East Missoula, this gem awaits you. Get ready for a 2 bed, 1 bath home with the option to sublease. This property was remodeled in 2016, is clean, and move in ready. Please note, no real property will convey with the sale, and the property is sold AS IS. Offers must be contingent on an accepted application through Plum Property Management. Buyers, get ahead of the game and ensure you're pre-approved through Plum Property Management. Lot rent is currently $620.00. It is the responsibility of buyers and their agents to verify all information provided about this property. Excited to learn more? Call Jayde Conrad [phone] or your real estate professional today!

Key facts

• Spacious kitchen
• Enclosed front porch
• Minutes from dining

Tags

• ENCLOSED FRONT PORCH
• SPACIOUS KITCHEN
• MULTIPLE STORAGE SHEDS
• CLOSE TO CLARK FORK RIVER
• MINUTES FROM DINING
• MINUTES FROM SHOPPING

Property features AI

Exterior

• Utilities: Shared well water; Private sewer / septic tank; Electricity connected; Natural gas available and connected
• Home design: Manufactured home (single wide); One story; Block foundation
• Construction: Block foundation; Metal roof
• Exterior features: Metal roof; Storage shed

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Wall-mounted cooling unit
• Interior features: Range; Refrigerator
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 fast (+5.9%/yr); 144 active listings in the ZIP; 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 $273 of loan paydown is wiped out by about $1k 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 + 5.9% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,500

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.43% ✓
• Cap rate: 30.54%
• Cash-on-cash: 86.61%
• DSCR: 4.85
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $107,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7250 Zaugg Dr #13	0.58mi	2/1.0	784 (+5%)	1mo	$114,000	$145	63

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 · 5.86% rent growth · sell at horizon

5-year hold

• IRR: 83.0%
• Equity multiple: 5.00×
• Total profit: $44,284
• Equity at exit: $5,890

10-year hold

• IRR: 87.0%
• Equity multiple: 11.51×
• Total profit: $116,294
• Equity at exit: $3,415

Cash invested: $11,060 (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 59802

• Rents YoY: 5.9%
• Active inventory: 144
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $732

Break-even live

Break-even rent $430

Max offer price $39,500

Occupancy floor 41%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $39,500 Active 4 DOM
2. 2026-06-18
   days on market $39,500 Active 3 DOM
3. 2026-06-17
   days on market $39,500 Active 2 DOM
4. 2026-06-15
   listed $39,500 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 3/10 Moderate 10 d/yr ≥90°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,272
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$995
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$1,149
• Taxable income: $8,719
• Est. tax owed @ 24.0%: −$2,093
• After-tax cash flow: $6,689/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 — Bonner-West Riverside

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Bonner-West Riverside, MT
• County: Missoula County · 100,878 people
• City population: 54
• Metro: Missoula, MT
• Population (ZIP): 19,864
• Household income: $67,736
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 1029.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 6% Slovak 3% Italian 3%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% Chinese 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: ▼ -672.09%
• Current HPI: 267.9702
• Rent YoY: ▲ 5.86%
• 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

-36.3% since first listed

4 events — show timeline

• 2026-06-15 Listed $39,500 MRMLS
• 2024-05-16 Sold (MLS) — MRMLS
• 2024-03-31 Contingent — MRMLS
• 2024-03-26 Listed $62,000 MRMLS