1105 Crowley Ave · Lewistown, MT 59457

$85,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 51 Days on market

Built 1976 Fair condition

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Why this score? — see what drove the C+ 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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Metal roof
• Outbuilding
• Updated living areas

Tags

• UPDATED LIVING AREAS
• WALK-IN SHOWER
• METAL ROOF
• YARD ACCESS
• OUTBUILDING
• PARKING FOR THREE VEHICLES

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Mobile/Manufactured construction
• Exterior features: Metal roof; Shed(s); Rented lot

Interior

• Kitchen: Includes dishwasher, microwave, and refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Dishwasher, Microwave, Refrigerator; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#111 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, crime F, amenities F.
• Lewistown Elementary (town): math 44% / reading 54% proficiency, ranked #37 of 116 in MT (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 136 active listings in the ZIP; 4 units permitted in Fergus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fergus County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1976 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 6.7

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,816
• Equity at exit: $12,674

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $21,699
• Equity at exit: $7,349

Cash invested: $23,800 (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 59457

• Active inventory: 136
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $245

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $303	-5% $274	+0% $245	+5% $215	+10% $186
Rent	-10% $161	-5% $203	+0% $245	+5% $286	+10% $328
Rate	-1.0pp $287	-0.5pp $266	base $245	+0.5pp $222	+1.0pp $200

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $85,000 Active 51 DOM
2. 2026-06-18
   days on market $85,000 Active 49 DOM
3. 2026-06-17
   days on market $85,000 Active 48 DOM
4. 2026-06-16
   days on market $85,000 Active 47 DOM
5. 2026-06-15
   days on market $85,000 Active 46 DOM
6. 2026-06-13
   days on market $85,000 Active 44 DOM
7. 2026-06-12
   days on market $85,000 Active 43 DOM
8. 2026-06-09
   days on market $85,000 Active 40 DOM
9. 2026-06-08
   days on market $85,000 Active 39 DOM
10. 2026-06-07
    days on market $85,000 Active 38 DOM
11. 2026-06-05
    days on market $85,000 Active 36 DOM
12. 2026-06-04
    days on market $85,000 Active 34 DOM
13. 2026-06-02
    days on market $85,000 Active 33 DOM
14. 2026-06-01
    days on market $85,000 Active 32 DOM
15. 2026-05-31
    days on market $85,000 Active 31 DOM
16. 2026-04-30
    listed $85,000 Active
17. 2025-10-31
    price $89,000
18. 2025-10-08
    price $94,000
19. 2025-09-25
    listed $99,000 Active
20. 2023-03-14
    status Active
21. 2023-01-31
    price $55,000
22. 2022-12-26
    listed $59,000 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,637
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,473
• Taxable income: $1,681
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,531/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 · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home has average exterior and interior conditions with some minor repairs needed. Painting and landscaping can significantly improve its curb appeal and value.

Repairs flagged

• Minor Painting — White siding has some discoloration
• Minor Landscaping — Some areas of grass appear dry

Value-add opportunities

• Both Painting the exterior — Fresh paint can improve curb appeal and value
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · White siding has some discoloration	Minor	$500–3,000
Landscaping · Some areas of grass appear dry	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers ↑

ⓘ 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: Lewistown Elementary
• NCES district ID: 3016490
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $40,237
• Composite: 40.99/100
• National rank: #3593
• State rank: #37 of 116 in MT

Livability — Lewistown

• Score: 67/100
• State rank: #111
• US rank: #11132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewistown, MT
• Population (ZIP): 9,215

Population outlook (Fergus County) Hauer SSP2

• Today (2025): 10,955 people
• By 2030: 10,722 · -2.1%
• By 2040: 10,274 · -6.2%
• By 2050: 9,993 · -8.8%
• By 2075: 10,766 · -1.7%
• By 2100: 10,922 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 2% Native American 2% Asian 1%
• Common ancestry: Portuguese 8% Slovak 6% Lithuanian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Fergus

• 2024 margin: Solid R (+51.3) · D 22.7% · R 74.0% · Other 3.4%
• 2008→2024 swing: -16.4pp toward R · 2008: -34.9pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+51.6 2016: R+52.6 2012: R+43.3 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.83%
• Current HPI: 210.4278
• 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

+44.1% since first listed

7 events — show timeline

• 2026-04-30 Listed $85,000 HHLMLS
• 2025-10-31 Price Changed $89,000 HHLMLS
• 2025-10-08 Price Changed $94,000 HHLMLS
• 2025-09-25 Listed $99,000 HHLMLS
• 2023-03-14 Relisted — HHLMLS
• 2023-01-31 Price Changed $55,000 HHLMLS
• 2022-12-26 Listed $59,000 HHLMLS