33 Hwy 16 #272 · West Glendive, MT 59330

$30,000

3 bd · 1.0 ba · 924 sqft · Manufactured · 53 Days on market

Built 1975 Fair condition 6,000 sqft lot

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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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• 6,000 sq ft lot
• Built 1975
• Listed 52 days

Property features AI

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-family residence; Above-grade finished living area: 924; Zoned Residential 6000
• Construction: No basement
• Exterior features: No fencing; Shed(s) on the property

Interior

• Kitchen: Oven, Range, Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Electric forced-air heating; Has cooling (type: Other)
• Interior features: Oven; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#69 in MT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Glendive Elementary (town): math 19% / reading 35% proficiency, ranked #87 of 116 in MT (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Dawson County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.73% ✓
• Cap rate: 33.40%
• Cash-on-cash: 96.81%
• DSCR: 5.31
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 97.8%
• Equity multiple: 5.56×
• Total profit: $38,318
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 11.60×
• Total profit: $89,013
• Equity at exit: $2,594

Cash invested: $8,400 (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 59330

• Active inventory: 10
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $678

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 35%

Sensitivity live

Price	-10% $698	-5% $688	+0% $678	+5% $667	+10% $657
Rent	-10% $589	-5% $633	+0% $678	+5% $722	+10% $766
Rate	-1.0pp $693	-0.5pp $685	base $678	+0.5pp $670	+1.0pp $662

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $30,000 Active 53 DOM
2. 2026-06-18
   days on market $30,000 Active 51 DOM
3. 2026-06-17
   days on market $30,000 Active 50 DOM
4. 2026-06-16
   days on market $30,000 Active 49 DOM
5. 2026-06-15
   days on market $30,000 Active 48 DOM
6. 2026-06-13
   days on market $30,000 Active 46 DOM
7. 2026-06-12
   days on market $30,000 Active 45 DOM
8. 2026-06-09
   days on market $30,000 Active 42 DOM
9. 2026-06-08
   days on market $30,000 Active 41 DOM
10. 2026-06-07
    days on market $30,000 Active 40 DOM
11. 2026-06-05
    days on market $30,000 Active 38 DOM
12. 2026-06-04
    days on market $30,000 Active 36 DOM
13. 2026-06-02
    days on market $30,000 Active 35 DOM
14. 2026-06-01
    days on market $30,000 Active 34 DOM
15. 2026-05-31
    days on market $30,000 Active 33 DOM
16. 2026-04-28
    listed $30,000 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,443
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$873
• Taxable income: $8,139
• Est. tax owed @ 24.0%: −$1,953
• After-tax cash flow: $6,179/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 · 10 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant exterior repairs and foundation stabilization, but has potential for substantial value increase with these improvements.

Repairs flagged

• Major exterior siding — Significant damage to the siding
• Major exterior foundation — Exposed foundation with visible damage

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair foundation — Stabilizes structure and improves value
• Both update bathroom decor — Modernizes space and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage to the siding	Major	$15,000–50,000
exterior foundation · Exposed foundation with visible damage	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair foundation — Stabilizes structure and improves value ↑
• Both update bathroom decor — Modernizes space and enhances 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: Glendive Elementary
• NCES district ID: 3012510
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $50,726
• Composite: 23.73/100
• National rank: #7825
• State rank: #87 of 116 in MT

Livability — West Glendive

• Score: 71/100
• State rank: #69
• US rank: #7019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Glendive, MT
• Population (ZIP): 8,281

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 11,008 people
• By 2030: 11,795 · +7.1%
• By 2040: 13,471 · +22.4%
• By 2050: 15,363 · +39.6%
• By 2075: 20,473 · +86.0%
• By 2100: 23,528 · +113.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Portuguese 10% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+58.9) · D 19.3% · R 78.2% · Other 2.5%
• 2008→2024 swing: -35.3pp toward R · 2008: -23.6pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.8 2016: R+58.5 2012: R+40.9 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.12%
• Current HPI: 144.3453
• 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

1 event — show timeline

• 2026-04-28 Listed $30,000 BMTMLS