2765 Wylie Dr #48 · Helena Valley Southeast, MT 59635

$115,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 123 Days on market

Built 2026 Excellent condition $103/sqft · 30% below area Est $163k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this brand new 2026 Champion manufactured home located in a professionally managed park on the west side of East Helena. This 3 bedroom, 2 bathroom home offers 1,120 square feet of living space. With an open floor plan and a modern look you can enjoy comfortable living. The spacious kitchen includes new stove and refrigerator and ample cupboard space. The primary bedroom has a walk in closet and an attached bathroom with low step entry shower. The home has two additional bedrooms and a 2nd bathroom with tub/shower combo. The lot rent is $690 per month and includes water, sewer, trash and snow removal. If you are looking for a brand new low maintenance home with some of the utilities included in the lot rent, schedule your showing today!

Key facts

• Open floor plan
• New stove
• Ample cupboard space

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• NEW STOVE
• NEW REFRIGERATOR
• AMPLE CUPBOARD SPACE
• WALK IN CLOSET

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$163,422) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.3% in Helena Valley Southeast — 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 63/100 on livability (#160 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• East Helena K-12 (town): math 38% / reading 43% proficiency, ranked #50 of 116 in MT (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 456 units permitted in Lewis and Clark County in 2024 (207 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lewis and Clark County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. 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: 1.71% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.28%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $163,422
• List price: $115,000
• Delta: -29.63%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2765 Wylie Dr #52	0.00mi	3/2.0	1,120 (0%)	1mo	$115,000	$103	99
2765 Wylie Dr #1	0.00mi	3/2.0	1,280 (+14%)	8mo	$174,000	$136	70
2765 Wylie Dr #15	0.00mi	2/1.0 (-1)	952 (-15%)	20mo	$49,000	$51	49

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: 22.5%
• Equity multiple: 1.92×
• Total profit: $29,728
• Equity at exit: $17,147

10-year hold

• IRR: 30.5%
• Equity multiple: 3.74×
• Total profit: $88,245
• Equity at exit: $9,943

Cash invested: $32,200 (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 59635

• Active inventory: 46
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $759

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 56%

Sensitivity live

Price	-10% $838	-5% $799	+0% $759	+5% $719	+10% $679
Rent	-10% $604	-5% $681	+0% $759	+5% $837	+10% $914
Rate	-1.0pp $817	-0.5pp $788	base $759	+0.5pp $729	+1.0pp $699

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Appellate AVE Helena, MT	2.0	2.0	1067	$1,999	$1.87	44d	26	1.41mi
15 S Helena Ave East Helena, MT	3.0	1.0	912	$1,895	$2.08	44d	1	1.43mi
285 S Helena Ave Unit A East Helena, MT	2.0	2.0	1333	$2,000	$1.50	44d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $115,000 Active 123 DOM
2. 2026-06-18
   days on market $115,000 Active 122 DOM
3. 2026-06-17
   days on market $115,000 Active 121 DOM
4. 2026-06-16
   days on market $115,000 Active 120 DOM
5. 2026-06-15
   days on market $115,000 Active 119 DOM
6. 2026-06-14
   days on market $115,000 Active 117 DOM
7. 2026-06-13
   days on market $115,000 Active 116 DOM
8. 2026-06-10
   days on market $115,000 Active 114 DOM
9. 2026-06-09
   days on market $115,000 Active 113 DOM
10. 2026-06-08
    days on market $115,000 Active 112 DOM
11. 2026-06-07
    statusdays on market $115,000 Active 111 DOM
12. 2026-06-02
    days on market $115,000 Active Under Contract 106 DOM
13. 2026-06-01
    days on market $115,000 Active Under Contract 105 DOM
14. 2026-05-31
    days on market $115,000 Active Under Contract 104 DOM
15. 2026-05-30
    days on market $115,000 Active Under Contract 103 DOM
16. 2026-05-19
    historical Active Under Contract 757-char remark

    Show marketing remark (757 chars)

    Welcome to this brand new 2026 Champion manufactured home located in a professionally managed park on the west side of East Helena. This 3 bedroom, 2 bathroom home offers 1,120 square feet of living space. With an open floor plan and a modern look you can enjoy comfortable living. The spacious kitchen includes new stove and refrigerator and ample cupboard space. The primary bedroom has a walk in closet and an attached bathroom with low step entry shower. The home has two additional bedrooms and a 2nd bathroom with tub/shower combo. The lot rent is $690 per month and includes water, sewer, trash and snow removal. If you are looking for a brand new low maintenance home with some of the utilities included in the lot rent, schedule your showing today!

17. 2026-02-16
    listed $115,000 Active 757-char remark

    Show marketing remark (757 chars)

    Welcome to this brand new 2026 Champion manufactured home located in a professionally managed park on the west side of East Helena. This 3 bedroom, 2 bathroom home offers 1,120 square feet of living space. With an open floor plan and a modern look you can enjoy comfortable living. The spacious kitchen includes new stove and refrigerator and ample cupboard space. The primary bedroom has a walk in closet and an attached bathroom with low step entry shower. The home has two additional bedrooms and a 2nd bathroom with tub/shower combo. The lot rent is $690 per month and includes water, sewer, trash and snow removal. If you are looking for a brand new low maintenance home with some of the utilities included in the lot rent, schedule your showing today!

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,599
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$3,345
• Taxable income: $7,736
• Est. tax owed @ 24.0%: −$1,857
• After-tax cash flow: $7,250/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 · 12 photos

Excellent 95/100 None rehab

This brand new 2026 Champion manufactured home is move-in ready with excellent condition and a fresh, modern look. It offers a spacious kitchen, walk-in closet, and a low step entry shower. The home is located in a professionally managed park with no visible damage or repairs needed. The property is ready for immediate occupancy and can be easily enhanced with minor updates to further increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install new window treatments — New blinds or curtains can improve privacy and add a finishing touch
• Both Add outdoor lighting — Enhances safety and curb appeal
• Both Install a front door mat — Improves first impressions and adds a finishing touch

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install new window treatments — New blinds or curtains can improve privacy and add a finishing touch ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑
• Both Install a front door mat — Improves first impressions and adds a finishing touch ↑

ⓘ 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: East Helena K-12
• NCES district ID: 3000655
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $59,025
• Composite: 35.76/100
• National rank: #4847
• State rank: #50 of 116 in MT

Livability — Helena Valley Southeast

• Score: 63/100
• State rank: #160
• US rank: #15212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena Valley Southeast, MT
• Population (ZIP): 8,382

Population outlook (Lewis and Clark County) Hauer SSP2

• Today (2025): 72,720 people
• By 2030: 75,403 · +3.7%
• By 2040: 79,496 · +9.3%
• By 2050: 82,741 · +13.8%
• By 2075: 90,296 · +24.2%
• By 2100: 93,425 · +28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 8% Serbian 4% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Lewis and Clark

• 2024 margin: Lean R (+5.7) · D 45.4% · R 51.1% · Other 3.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 6.5pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.9 2016: R+6.9 2012: R+3.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.79%
• Current HPI: 240.2398
• 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

2 events — show timeline

• 2026-05-19 Contingent — MRMLS
• 2026-02-16 Listed $115,000 MRMLS