1205 E Clark St #11 · East Helena, MT 59635

$24,000

2 bd · 1.0 ba · 770 sqft · Manufactured · 111 Days on market

Built 1973 ↓ 25% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! Relocate to rural acreage, a new community, or your dream spot in Montana’s beautiful landscape. This mobile home must be relocated from its current mobile home park, giving you the freedom to choose your own plot of land and create a home that truly reflects your personal style. The layout includes a cozy living room for everyday comfort, an efficient kitchen with practical cabinet and counter space, two decent-sized bedrooms for privacy, and a full bath. This home is ideal for low-maintenance, easy living or as a guest house setup. Home must be moved at buyer’s expense.

Key facts

• Cozy living room
• Guest house setup
• Efficient kitchen

Tags

• RURAL ACREAGE
• NEW COMMUNITY
• COZY LIVING ROOM
• EFFICIENT KITCHEN
• GUEST HOUSE SETUP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $24k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $24k).
• Recommended offer: $22k (9.0% below list) — sets the bar for market timing.
• Cap rate 58.2% vs local median 2.8% in East Helena — 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 77/100 on livability (#26 in MT, #3,152 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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; 5 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 $166 of loan paydown is wiped out by about $720 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $21,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 6.35% ✓
• Cap rate: 58.22%
• Cash-on-cash: 185.46%
• DSCR: 9.25
• GRM: 1.3

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: —
• Equity multiple: 10.27×
• Total profit: $62,281
• Equity at exit: $3,578

10-year hold

• IRR: —
• Equity multiple: 21.76×
• Total profit: $139,502
• Equity at exit: $2,075

Cash invested: $6,720 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$126
• Tax est. 1.5%: −$30 /mo · $360/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $1,039

Break-even live

Break-even rent $210

Max offer price $24,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,055	-5% $1,047	+0% $1,039	+5% $1,030	+10% $1,022
Rent	-10% $918	-5% $978	+0% $1,039	+5% $1,099	+10% $1,159
Rate	-1.0pp $1,051	-0.5pp $1,045	base $1,039	+0.5pp $1,032	+1.0pp $1,026

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3818 Beechnut St East Helena, MT	2.0	1.0	850	$1,275	$1.50	44d	1	0.54mi
3826 Beechnut St East Helena, MT	3.0	1.0	1055	$1,515	$1.44	44d	1	0.56mi
15 S Helena Ave East Helena, MT	3.0	1.0	912	$1,895	$2.08	44d	1	0.57mi
3836 Tulip St Unit 4 East Helena, MT	3.0	1.0	1000	$1,600	$1.60	44d	1	0.57mi
3834 Beechnut St East Helena, MT	2.0	1.0	1055	$1,350	$1.28	44d	1	0.58mi

Listing history 23 events

1. 2026-06-19
   days on market $24,000 Active 111 DOM
2. 2026-06-18
   days on market $24,000 Active 110 DOM
3. 2026-06-17
   pricedays on market $24,000 Active 109 DOM
4. 2026-06-16
   days on market $29,000 Active 108 DOM
5. 2026-06-15
   days on market $29,000 Active 107 DOM
6. 2026-06-14
   days on market $29,000 Active 105 DOM
7. 2026-06-13
   days on market $29,000 Active 104 DOM
8. 2026-06-10
   days on market $29,000 Active 102 DOM
9. 2026-06-09
   days on market $29,000 Active 101 DOM
10. 2026-06-08
    days on market $29,000 Active 100 DOM
11. 2026-06-07
    days on market $29,000 Active 99 DOM
12. 2026-06-02
    days on market $29,000 Active 94 DOM
13. 2026-06-01
    days on market $29,000 Active 93 DOM
14. 2026-05-31
    days on market $29,000 Active 92 DOM
15. 2026-05-30
    days on market $29,000 Active 91 DOM
16. 2026-02-28
    listed $29,000 Active 610-char remark

    Show marketing remark (610 chars)

    Opportunity awaits! Relocate to rural acreage, a new community, or your dream spot in Montana’s beautiful landscape. This mobile home must be relocated from its current mobile home park, giving you the freedom to choose your own plot of land and create a home that truly reflects your personal style. The layout includes a cozy living room for everyday comfort, an efficient kitchen with practical cabinet and counter space, two decent-sized bedrooms for privacy, and a full bath. This home is ideal for low-maintenance, easy living or as a guest house setup. Home must be moved at buyer’s expense.

17. 2024-06-03
    status Active
18. 2024-05-22
    historical
19. 2023-12-16
    price $20,000
20. 2023-11-20
    listed $15,000 Active
21. 2023-10-10
    price $32,000
22. 2023-07-24
    price $35,000
23. 2023-05-12
    listed $38,500 Active

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

Taxation est. · year 1

• Rental income: $18,295
• − Mortgage interest: −$1,344
• − Property taxes: −$360
• − Insurance: −$120
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$698
• Taxable income: $12,845
• Est. tax owed @ 24.0%: −$3,083
• After-tax cash flow: $9,380/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: 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 — East Helena

• Score: 77/100
• State rank: #26
• US rank: #3152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Helena, 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

-24.7% since first listed

8 events — show timeline

• 2026-02-28 Listed $29,000 MRMLS
• 2024-06-03 Relisted — MRMLS
• 2024-05-22 Delisted — MRMLS
• 2023-12-16 Price Changed $20,000 MRMLS
• 2023-11-20 Listed $15,000 MRMLS
• 2023-10-10 Price Changed $32,000 MRMLS
• 2023-07-24 Price Changed $35,000 MRMLS
• 2023-05-12 Listed $38,500 MRMLS