106 1st Ave Ave SE · Park City, MT 59063

$199,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 70 Days on market

Built 1977 Average condition 9,000 sqft lot Est $390k · 49% under

---

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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built-in cabinetry
• Private bath
• Bay window

Tags

• ENCLOSED FRONT PORCH
• BAY WINDOW
• BUILT-IN CABINETRY
• PRIVATE BATH
• SINGLE DETACHED GARAGE
• COVERED PATIO

Property features AI

Exterior

• Parking: Detached garage with one covered garage space (1-car)
• Utilities: Well water; Public sewer
• Home design: Manufactured single-family home; One story
• Construction: Wood siding; Metal roof
• Exterior features: Covered patio; Fenced yard; Shed(s)

Interior

• Kitchen: Electric range, oven, cooktop, refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Electric range, oven, cooktop, refrigerator; Eight total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#86 in MT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Park City Elementary (rural): math 25% / reading 30% proficiency, ranked #216 of 339 in MT (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Park City School (math 27% / reading 42%, grade F, #197 of 293 statewide, top 71%, 174 students, 0% FRL); Park City 7-8 (math 24% / reading 34%, grade F, #106 of 146 statewide, top 77%, 50 students, 0% FRL) — zoned schools average 0% FRL vs 19% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP; 3 units permitted in Stillwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Stillwater County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $390,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 7th ST St SW	0.64mi	3/2.0	1,400 (-3%)	10mo	$379,000	$271	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-15,630
• Equity at exit: $29,806

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $8,060
• Equity at exit: $17,284

Cash invested: $55,972 (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 59063

• Home prices YoY: -13.5%
• Active inventory: 18
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $263

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 82%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $199,900 Active 70 DOM
2. 2026-06-18
   days on market $199,900 Active 69 DOM
3. 2026-06-17
   days on market $199,900 Active 68 DOM
4. 2026-06-16
   days on market $199,900 Active 67 DOM
5. 2026-06-15
   days on market $199,900 Active 66 DOM
6. 2026-06-14
   days on market $199,900 Active 64 DOM
7. 2026-06-13
   days on market $199,900 Active 63 DOM
8. 2026-06-10
   days on market $199,900 Active 61 DOM
9. 2026-06-09
   days on market $199,900 Active 60 DOM
10. 2026-06-08
    days on market $199,900 Active 59 DOM
11. 2026-06-07
    days on market $199,900 Active 58 DOM
12. 2026-06-05
    days on market $199,900 Active 55 DOM
13. 2026-06-03
    days on market $199,900 Active 54 DOM
14. 2026-06-02
    days on market $199,900 Active 53 DOM
15. 2026-06-01
    days on market $199,900 Active 52 DOM
16. 2026-05-31
    days on market $199,900 Active 51 DOM
17. 2026-05-30
    days on market $199,900 Active 50 DOM
18. 2026-05-12
    status Active
19. 2026-04-27
    historical Active Under Contract
20. 2026-04-10
    listed $199,900 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,974
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$5,815
• Taxable loss: −$32
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $3,160/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 · 13 photos

Average 55/100 Cosmetic rehab

This manufactured home has average condition with minor repairs needed. Painting and updating the exterior and interior can significantly enhance its value.

Repairs flagged

• Minor Wood siding — Weathered and discolored
• Minor Roof — Aged appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn flooring — New flooring improves comfort and value
• Both Paint exterior siding — Fresh paint improves curb appeal and value
• Both Replace worn roof — A new roof enhances structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Wood siding · Weathered and discolored	Minor	$500–3,000
Roof · Aged appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — New flooring improves comfort and value ↑
• Both Paint exterior siding — Fresh paint improves curb appeal and value ↑
• Both Replace worn roof — A new roof enhances structural integrity and value ↑

ⓘ 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: Park City Elementary
• NCES district ID: 3020040
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $65,311
• Composite: 28.52/100
• National rank: #12082
• State rank: #216 of 339 in MT

Livability — Park City

• Score: 69/100
• State rank: #86
• US rank: #8517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park City, MT
• Population (ZIP): 2,055

Population outlook (Stillwater County) Hauer SSP2

• Today (2025): 10,308 people
• By 2030: 10,674 · +3.6%
• By 2040: 11,239 · +9.0%
• By 2050: 11,768 · +14.2%
• By 2075: 13,680 · +32.7%
• By 2100: 15,218 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Stillwater

• 2024 margin: Solid R (+61.7) · D 17.9% · R 79.6% · Other 2.6%
• 2008→2024 swing: -30.0pp toward R · 2008: -31.7pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.6 2016: R+56.6 2012: R+44.5 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.37%
• Current HPI: 271.631
• 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

3 events — show timeline

• 2026-05-12 Relisted — BMTMLS
• 2026-04-27 Contingent — BMTMLS
• 2026-04-10 Listed $199,900 BMTMLS