1700 Cooley St #19 · Missoula, MT 59802

$45,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily · 30 Days on market

Built 1974 Fair condition $520/mo HOA · 31% of rent

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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
• Livability +4.0/5.0
• Schools +3.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Bright kitchen
• Newer appliances
• Fenced private yard

Tags

• UPDATED FLOORING
• NEWER APPLIANCES
• BRIGHT KITCHEN
• EXTRA CABINET SPACE
• FENCED PRIVATE YARD

Property features AI

Finance

• Other: Annual tax amount listed (not displayed per instructions)
• Financial info: Land is leased
• HOA & community: Homeowners association with a $520 monthly fee; Association fee covers water

Exterior

• Utilities: Water included in association
• Home design: Residential property
• Construction: Other foundation
• Exterior features: Chain link fencing

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.2% 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 fast (+5.9%/yr); 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $311 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.70% ✓
• Cap rate: 19.21%
• Cash-on-cash: 46.11%
• DSCR: 3.05
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $455,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Maple St	0.32mi	2/1.0	1,008 (-2%)	12mo	$299,000	$297	72
412 N Surrey St	0.30mi	3/1.5 (+1)	1,072 (+5%)	10mo	$89,000	$83	63
1401 Cedar St #21	0.59mi	2/1.5	1,072 (+5%)	6mo	$257,028	$240	58
1410 Defoe St	0.30mi	2/1.0	920 (-10%)	21mo	$349,900	$380	52
1023 Phillips St	0.63mi	2/1.0	914 (-11%)	10mo	$489,000	$535	44
1319 Howell St	0.42mi	3/1.5 (+1)	1,152 (+12%)	11mo	$444,000	$385	43
1031 Cooper St	0.70mi	3/2.0 (+1)	932 (-9%)	2mo	$414,900	$445	42
804 Palmer St	0.73mi	3/1.0 (+1)	1,050 (+2%)	18mo	$539,000	$513	41
1108 & 1110 Philips St	0.56mi	3/1.0 (+1)	1,126 (+10%)	20mo	$539,000	$479	36
1012 Toole Ave	0.75mi	3/1.0 (+1)	1,176 (+15%)	1mo	$499,000	$424	35
927 Phillips St	0.69mi	3/1.0 (+1)	1,140 (+11%)	12mo	$535,000	$469	34
1020 Turner St	0.55mi	3/2.0 (+1)	912 (-11%)	17mo	$550,000	$603	33

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: 48.9%
• Equity multiple: 3.29×
• Total profit: $28,820
• Equity at exit: $6,710

10-year hold

• IRR: 56.4%
• Equity multiple: 7.96×
• Total profit: $87,650
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$520
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $484

Break-even live

Break-even rent $1,052

Max offer price $45,000

Occupancy floor 66%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3705 England Blvd Missoula, MT	3.0	2.0	1275	$2,525	$1.98	43d	1	1.40mi

HOA detail

• Monthly dues: $520 · $6,240/yr

Listing history 18 events

1. 2026-06-19
   days on market $45,000 Active 30 DOM
2. 2026-06-18
   days on market $45,000 Active 29 DOM
3. 2026-06-17
   days on market $45,000 Active 28 DOM
4. 2026-06-16
   days on market $45,000 Active 27 DOM
5. 2026-06-15
   days on market $45,000 Active 26 DOM
6. 2026-06-14
   days on market $45,000 Active 24 DOM
7. 2026-06-13
   days on market $45,000 Active 23 DOM
8. 2026-06-10
   days on market $45,000 Active 21 DOM
9. 2026-06-09
   days on market $45,000 Active 20 DOM
10. 2026-06-08
    days on market $45,000 Active 19 DOM
11. 2026-06-07
    days on market $45,000 Active 18 DOM
12. 2026-06-05
    days on market $45,000 Active 15 DOM
13. 2026-06-03
    days on market $45,000 Active 14 DOM
14. 2026-06-02
    days on market $45,000 Active 13 DOM
15. 2026-06-01
    days on market $45,000 Active 12 DOM
16. 2026-05-31
    days on market $45,000 Active 11 DOM
17. 2026-05-30
    days on market $45,000 Active 10 DOM
18. 2026-05-20
    listed $45,000 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 6 d/yr ≥90°F today · 14 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: $19,978
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − HOA: −$6,240
• − Depreciation: −$1,309
• Taxable income: $5,811
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $4,416/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 · 9 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — basic and dated
• Minor exterior siding — slight weathering
• Minor landscaping — overgrown and untended

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value
• Resale new bathroom fixtures — improves functionality and appeal
• Both landscaping and curb appeal — enhances the home's exterior and attracts potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · basic and dated	Moderate	$3,000–15,000
exterior siding · slight weathering	Minor	$500–3,000
landscaping · overgrown and untended	Minor	$500–3,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom fixtures — improves functionality and appeal ↑
• Both landscaping and curb appeal — enhances the home's exterior and attracts potential buyers ↑

ⓘ 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

• Census place: Missoula, MT
• County: Missoula County · 100,878 people
• City population: 100,878
• 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

1 event — show timeline

• 2026-05-20 Listed $45,000 MRMLS