1125 Bonanza Ct · Hardin, MT 59034

$75,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 39 Days on market

Built 1969 10,852 sqft lot ↓ 17% 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 +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1969

Tags

• FENCED BACK YARD AREA

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family mobile home; One level
• Construction: Above-grade finished living area: 1,644; Crawl space foundation
• Exterior features: Fenced yard

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Oven, Range, Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 3.6% in Hardin — 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 72/100 on livability (#59 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Hardin H S (town): math 10% / reading 15% proficiency, ranked #276 of 339 in MT (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hardin High School (math 2% / reading 8%, grade F, #129 of 132 statewide, top 100%, 512 students, 0% FRL).
• Market conditions: 30 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Big Horn County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) 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.

Risks & watch-outs

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

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.70% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.18%
• DSCR: 2.34
• GRM: 4.9

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: 24.8%
• Equity multiple: 2.02×
• Total profit: $21,482
• Equity at exit: $11,183

10-year hold

• IRR: 32.6%
• Equity multiple: 3.95×
• Total profit: $62,003
• Equity at exit: $6,485

Cash invested: $21,000 (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 59034

• Home prices YoY: -9.2%
• Active inventory: 30
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $528

Break-even live

Break-even rent $605

Max offer price $75,000

Occupancy floor 54%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $75,000 Active 39 DOM
2. 2026-06-18
   days on market $75,000 Active 38 DOM
3. 2026-06-17
   days on market $75,000 Active 37 DOM
4. 2026-06-16
   days on market $75,000 Active 36 DOM
5. 2026-06-15
   days on market $75,000 Active 35 DOM
6. 2026-06-14
   days on market $75,000 Active 33 DOM
7. 2026-06-13
   days on market $75,000 Active 32 DOM
8. 2026-06-10
   days on market $75,000 Active 30 DOM
9. 2026-06-09
   days on market $75,000 Active 29 DOM
10. 2026-06-08
    days on market $75,000 Active 28 DOM
11. 2026-06-07
    days on market $75,000 Active 27 DOM
12. 2026-06-05
    days on market $75,000 Active 24 DOM
13. 2026-06-03
    days on market $75,000 Active 23 DOM
14. 2026-06-02
    days on market $75,000 Active 22 DOM
15. 2026-06-01
    days on market $75,000 Active 21 DOM
16. 2026-05-31
    days on market $75,000 Active 20 DOM
17. 2026-05-30
    days on market $75,000 Active 19 DOM
18. 2026-05-11
    listed $75,000 Active
19. 2025-04-30
    listed $89,900 Active
20. 1999-08-26
    soldstatus
21. 1999-08-26
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MT · Resets to sale price

• Current annual tax: $643 · $54/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 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: $15,286
• − Mortgage interest: −$4,201
• − Property taxes: −$643
• − Insurance: −$375
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,182
• Taxable income: $5,439
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $5,033/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: Hardin H S
• NCES district ID: 3013340
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $40,713
• Composite: 14.35/100
• National rank: #14424
• State rank: #276 of 339 in MT

Livability — Hardin

• Score: 72/100
• State rank: #59
• US rank: #6340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardin, MT
• Population (ZIP): 4,972

Population outlook (Big Horn County) Hauer SSP2

• Today (2025): 13,840 people
• By 2030: 14,095 · +1.8%
• By 2040: 14,627 · +5.7%
• By 2050: 15,195 · +9.8%
• By 2075: 16,918 · +22.2%
• By 2100: 18,119 · +30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 46% Native American 40% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 6% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 81% English-only · Spanish 2%

Political lean MEDSL · Big Horn

• 2024 margin: Toss-up / Even · D 47.2% · R 49.0% · Other 3.8%
• 2008→2024 swing: -37.9pp toward R · 2008: 36.2pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+5.9 2016: D+5.5 2012: D+25.8 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.14%
• Current HPI: 199.6961
• 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

-16.6% since first listed

4 events — show timeline

• 2026-05-11 Listed $75,000 BMTMLS
• 2025-04-30 Listed $89,900 BMTMLS
• 1999-08-26 Sold (Public Records) — Public Records
• 1999-08-26 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2025): $643 · -1.4% YoY. Source: county tax records.