4870 US Highway 93 S #38 · Whitefish, MT 59937

$175,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 234 Days on market

Built 2023 8,276 sqft lot Est $168k · at est. ↓ 4% 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 +5.6/15.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Spacious yard
• Flathead valley
• Accessible option

Tags

• SPACIOUS YARD
• ACCESSIBLE OPTION
• FLATHEAD VALLEY

Property features AI

Exterior

• Security: Smoke detector(s)
• Home design: Manufactured single-wide home; One level; Residential property
• Construction: Foundation: Other
• Exterior features: Lot of approximately 0.19 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Dishwasher; Microwave; Range; Refrigerator; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 0.4% in Whitefish — 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 83/100 on livability (#3 in MT, #951 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, health & safety A+, schools A; Watch: employment C-, cost of living F.
• Whitefish H S (town): math 50% / reading 60% proficiency, ranked #41 of 339 in MT (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.5%/yr); 410 active listings in the ZIP; solid renter incomes; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).
• This rent runs 42% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $5k 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 + 5.5% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 A-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. 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: 1.50% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.06%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $167,808
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4870 US Highway 93 S #78	0.00mi	3/2.0	1,125 (-8%)	12mo	$155,000	$138	78
4870 US Highway 93 S #93	0.00mi	3/2.0	1,125 (-8%)	13mo	$155,000	$138	77
4870 US Highway 93 S #53	0.22mi	3/2.0	1,125 (-8%)	9mo	$149,000	$132	70

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 · 5.46% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.68×
• Total profit: $33,099
• Equity at exit: $26,093

10-year hold

• IRR: 26.6%
• Equity multiple: 3.62×
• Total profit: $128,182
• Equity at exit: $15,131

Cash invested: $49,000 (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 59937

• Rents YoY: 5.5%
• Active inventory: 410
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,619 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $860

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 62%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $175,000 Active 234 DOM
2. 2026-06-18
   days on market $175,000 Active 233 DOM
3. 2026-06-17
   days on market $175,000 Active 232 DOM
4. 2026-06-16
   days on market $175,000 Active 231 DOM
5. 2026-06-15
   days on market $175,000 Active 230 DOM
6. 2026-06-14
   days on market $175,000 Active 228 DOM
7. 2026-06-13
   days on market $175,000 Active 227 DOM
8. 2026-06-10
   days on market $175,000 Active 225 DOM
9. 2026-06-09
   days on market $175,000 Active 224 DOM
10. 2026-06-08
    days on market $175,000 Active 223 DOM
11. 2026-06-07
    days on market $175,000 Active 222 DOM
12. 2026-06-05
    days on market $175,000 Active 219 DOM
13. 2026-06-03
    days on market $175,000 Active 218 DOM
14. 2026-06-02
    days on market $175,000 Active 217 DOM
15. 2026-06-01
    days on market $175,000 Active 216 DOM
16. 2026-05-31
    days on market $175,000 Active 215 DOM
17. 2026-05-30
    days on market $175,000 Active 214 DOM
18. 2026-03-04
    price $175,000
19. 2025-12-09
    price $182,500
20. 2025-10-28
    listed $183,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥89°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,434
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$5,091
• Taxable income: $8,011
• Est. tax owed @ 24.0%: −$1,923
• After-tax cash flow: $8,398/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: Whitefish H S
• NCES district ID: 3027790
• Math proficiency: 50% ▲ 15.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $49,706
• Composite: 48.7/100
• National rank: #4559
• State rank: #41 of 339 in MT

Livability — Whitefish

• Score: 83/100
• State rank: #3
• US rank: #951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flathead County · 94,027 people
• City population: 15,114
• Metro: Kalispell, MT
• Population (ZIP): 15,114
• Household income: $75,428
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 518.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -300.57%
• Current HPI: 256.7041
• Rent YoY: ▲ 5.46%
• 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

-4.4% since first listed

3 events — show timeline

• 2026-03-04 Price Changed $175,000 MRMLS
• 2025-12-09 Price Changed $182,500 MRMLS
• 2025-10-28 Listed $183,000 MRMLS