4971 Potter Park Loop · Missoula, MT 59808

$975,000

33 bd · 16.5 ba · 3,698 sqft · MultiFamily public records · 9 Days on market

Built 2014 0.28 ac 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 +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 11 units. estimate disagrees with records

Listing remarks MLS

Remarks: For video tour, plat, financials etc. . go to www. missoula4plex.com Being built now. .. .Very nice 2 bedroom 1 bath four plexes with garages, landscaping, underground sprinklers along with washer & dryer hook ups inside each unit. Gross rents are $3400+ per month. Great rental properties priced right!

Key facts

• Dishwasher
• Refrigerator
• 1-car garage

Tags

• OPEN FLOOR PLANS
• WASHER AND DRYER HOOKUPS
• DISHWASHER
• RANGE
• REFRIGERATOR
• 1-CAR GARAGE

Property features AI

Exterior

• Parking: Garage with 4 spaces; Alley access and on-street parking available
• Utilities: Public water; Public sewer; Electricity connected; Phone connected
• Home design: Quadruplex residential income property; Two stories
• Construction: Concrete foundation
• Exterior features: Level lot; Asphalt road frontage on a city street; Publicly maintained road; Has a view; Park nearby

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Four units with 2 bedrooms each
• Bathrooms: Four units with 1 bathroom each
• Interior features: Dishwasher; Range; Refrigerator; Concrete basement (no finished basement)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 11 × 3-bed/?-bath units multifamily listed at $975k.

Deal economics

• At list price, monthly cash flow is $7k ($82k/yr) — positive. Per door: $621/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $975k).
• Cap rate 14.7% 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.
• Zoned schools: Hellgate Elem Lower Grades (math 47% / reading 57%, grade C-, #69 of 293 statewide, top 27%, 338 students, 0% FRL); Hellgate Middle School (math 46% / reading 64%, grade B-, #14 of 146 statewide, top 9%, 329 students, 0% FRL); Big Sky High School (math 21% / reading 37%, grade F, #74 of 132 statewide, top 56%, 1,186 students, 0% FRL).
• Market conditions: Rents rising (+2.4%/yr); 246 active listings in the ZIP; solid renter incomes; 773 units permitted in Missoula County in 2024 (354 in 5+ unit buildings).
• At $16,518/mo this rent would consume 247% of the median local household income ($80k/yr) (locally 1022% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $29k 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 + 2.4% rent growth), your $273k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago 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: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $975,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.02%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 1.98×
• Total profit: $266,208
• Equity at exit: $145,376

10-year hold

• IRR: 31.4%
• Equity multiple: 3.74×
• Total profit: $748,192
• Equity at exit: $84,300

Cash invested: $273,000 (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 59808

• Rents YoY: 2.4%
• Active inventory: 246
• Price-to-rent: 54.1×

Monthly cashflow live

• Estimated rent: $16,518 medium
• Mortgage (P&I): −$5,113
• Tax from tax record: −$700 /mo · $8,400/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,469
• Net cashflow: $6,830

Break-even live

Break-even rent $7,872

Max offer price $975,000

Occupancy floor 54%

Sensitivity live

Price	-10% $7,382	-5% $7,106	+0% $6,830	+5% $6,554	+10% $6,278
Rent	-10% $5,525	-5% $6,177	+0% $6,830	+5% $7,482	+10% $8,135
Rate	-1.0pp $7,321	-0.5pp $7,078	base $6,830	+0.5pp $6,577	+1.0pp $6,320

11-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 11× units	3	—	$16,522
Total (11 units)			$16,518

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: $243,750
• Closing costs: $29,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-22
   days on market $975,000 Active 9 DOM
2. 2026-06-19
   days on market $975,000 Active 7 DOM
3. 2026-06-18
   days on market $975,000 Active 6 DOM
4. 2026-06-17
   days on market $975,000 Active 5 DOM
5. 2026-06-16
   days on market $975,000 Active 4 DOM
6. 2026-06-15
   days on market $975,000 Active 3 DOM
7. 2026-06-13
   listed $975,000 Active 1 DOM

ⓘ 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: $8,400 · $700/mo
• Projected year-2 tax: $8,400 · $700/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 FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $198,216
• − Mortgage interest: −$54,615
• − Property taxes: −$8,400
• − Insurance: −$4,875
• − Repairs & maintenance: −$15,857
• − Management: −$15,857
• − Depreciation: −$28,364
• Taxable income: $70,248
• Est. tax owed @ 24.0%: −$16,859
• After-tax cash flow: $65,100/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: 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): 23,574
• Household income: $80,239
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1022.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 3% Asian 3% Native American 2%
• Common ancestry: Portuguese 6% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -165.87%
• Current HPI: 269.9288
• Rent YoY: ▲ 2.35%
• 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

+156.6% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $975,000 MRMLS
• 2026-06-12 Listed $950,000 MRMLS
• 2023-06-13 Rental Removed — RENT.
• 2014-05-27 Sold (MLS) — MRMLS
• 2013-03-27 Listed $379,900 MRMLS

Property tax history

+6.4%/yr

Latest (2025): $8,400 · +2.8% YoY. Source: county tax records.