112 N Pine St · Townsend, MT 59644

$240,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 155 Days on market

Built 1999 5,401 sqft lot $197/sqft · 13% below area Est $276k · 13% under ↓ 8% since listing

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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 +16.5/30.0
• ARV discount +13.3/15.0
• DSCR +5.1/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming three-bedroom, two-bath mobile home with a spacious layout and great potential. The open living and dining areas provide a comfortable flow, while the kitchen offers ample cabinetry and workspace. The primary bedroom includes an en-suite bath, with two additional bedrooms well-suited for a variety of uses. With some TLC and personal touches, this home presents a wonderful opportunity to add value and make it your own. Outdoor space allows for relaxation or additional enhancements. Property is being sold as-is. Convenient location.

Key facts

• En-suite bath
• Outdoor space
• Convenient location

Tags

• OPEN LIVING AND DINING AREAS
• AMPLE CABINETRY AND WORKSPACE
• EN-SUITE BATH
• OUTDOOR SPACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (17.3% below list).
• Recommended offer: $198k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.1% in Townsend — 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 74/100 on livability (#41 in MT, #4,820 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Townsend K-12 Schools (rural): math 42% / reading 45% proficiency, ranked #43 of 116 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Broadwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Broadwater County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $198,500 (17.3% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $275,603
• List price: $240,000
• Delta: -12.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Kelly Ln	0.63mi	3/2.0	1,216 (0%)	6mo	$140,000	$115	65
209 N Cherry St	0.32mi	2/2.0 (-1)	1,072 (-12%)	7mo	$249,000	$232	55
Lot 11 Canton Ln	0.56mi	4/2.0 (+1)	1,368 (+12%)	10mo	$75,000	$55	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-30,057
• Equity at exit: $35,785

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-15,109
• Equity at exit: $20,751

Cash invested: $67,200 (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 59644

• Home prices YoY: -19.5%
• Active inventory: 77
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $140

Break-even live

Break-even rent $1,807

Max offer price $240,000

Occupancy floor 88%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 S Walnut St Unit 1 Townsend, MT	3.0	2.0	1450	$1,985	$1.37	21d	1	0.77mi

Listing history 26 events

1. 2026-06-19
   days on market $240,000 Active 155 DOM
2. 2026-06-18
   days on market $240,000 Active 154 DOM
3. 2026-06-17
   days on market $240,000 Active 153 DOM
4. 2026-06-16
   days on market $240,000 Active 152 DOM
5. 2026-06-15
   days on market $240,000 Active 151 DOM
6. 2026-06-14
   days on market $240,000 Active 149 DOM
7. 2026-06-13
   days on market $240,000 Active 148 DOM
8. 2026-06-10
   days on market $240,000 Active 146 DOM
9. 2026-06-09
   days on market $240,000 Active 145 DOM
10. 2026-06-08
    days on market $240,000 Active 144 DOM
11. 2026-06-07
    days on market $240,000 Active 143 DOM
12. 2026-06-03
    days on market $240,000 Active 139 DOM
13. 2026-06-02
    days on market $240,000 Active 138 DOM
14. 2026-06-01
    days on market $240,000 Active 137 DOM
15. 2026-05-31
    days on market $240,000 Active 136 DOM
16. 2026-05-30
    days on market $240,000 Active 135 DOM
17. 2026-04-11
    price $240,000 545-char remark

    Show marketing remark (545 chars)

    Charming three-bedroom, two-bath mobile home with a spacious layout and great potential. The open living and dining areas provide a comfortable flow, while the kitchen offers ample cabinetry and workspace. The primary bedroom includes an en-suite bath, with two additional bedrooms well-suited for a variety of uses. With some TLC and personal touches, this home presents a wonderful opportunity to add value and make it your own. Outdoor space allows for relaxation or additional enhancements. Property is being sold as-is. Convenient location.

18. 2026-04-11
    price $240,000 545-char remark

    Show marketing remark (545 chars)

    Charming three-bedroom, two-bath mobile home with a spacious layout and great potential. The open living and dining areas provide a comfortable flow, while the kitchen offers ample cabinetry and workspace. The primary bedroom includes an en-suite bath, with two additional bedrooms well-suited for a variety of uses. With some TLC and personal touches, this home presents a wonderful opportunity to add value and make it your own. Outdoor space allows for relaxation or additional enhancements. Property is being sold as-is. Convenient location.

19. 2026-03-24
    price $250,000 545-char remark

    Show marketing remark (545 chars)

    Charming three-bedroom, two-bath mobile home with a spacious layout and great potential. The open living and dining areas provide a comfortable flow, while the kitchen offers ample cabinetry and workspace. The primary bedroom includes an en-suite bath, with two additional bedrooms well-suited for a variety of uses. With some TLC and personal touches, this home presents a wonderful opportunity to add value and make it your own. Outdoor space allows for relaxation or additional enhancements. Property is being sold as-is. Convenient location.

20. 2026-03-24
    price $250,000 545-char remark

    Show marketing remark (545 chars)

    Charming three-bedroom, two-bath mobile home with a spacious layout and great potential. The open living and dining areas provide a comfortable flow, while the kitchen offers ample cabinetry and workspace. The primary bedroom includes an en-suite bath, with two additional bedrooms well-suited for a variety of uses. With some TLC and personal touches, this home presents a wonderful opportunity to add value and make it your own. Outdoor space allows for relaxation or additional enhancements. Property is being sold as-is. Convenient location.

21. 2026-03-09
    soldstatus
22. 2026-01-15
    listed $260,000 Active 545-char remark

    Show marketing remark (545 chars)

    Charming three-bedroom, two-bath mobile home with a spacious layout and great potential. The open living and dining areas provide a comfortable flow, while the kitchen offers ample cabinetry and workspace. The primary bedroom includes an en-suite bath, with two additional bedrooms well-suited for a variety of uses. With some TLC and personal touches, this home presents a wonderful opportunity to add value and make it your own. Outdoor space allows for relaxation or additional enhancements. Property is being sold as-is. Convenient location.

23. 2026-01-15
    listed $260,000 Active 545-char remark

    Show marketing remark (545 chars)

    Charming three-bedroom, two-bath mobile home with a spacious layout and great potential. The open living and dining areas provide a comfortable flow, while the kitchen offers ample cabinetry and workspace. The primary bedroom includes an en-suite bath, with two additional bedrooms well-suited for a variety of uses. With some TLC and personal touches, this home presents a wonderful opportunity to add value and make it your own. Outdoor space allows for relaxation or additional enhancements. Property is being sold as-is. Convenient location.

24. 2012-09-04
    soldstatus
25. 1999-04-23
    soldstatus
26. 1995-07-26
    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: $829 · $69/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$1,187/yr (+$99/mo · 143.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,820
• − Mortgage interest: −$13,444
• − Property taxes: −$829
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$6,982
• Taxable loss: −$2,446
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $2,273/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: Townsend K-12 Schools
• NCES district ID: 3004980
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $46,967
• Composite: 37.1/100
• National rank: #4497
• State rank: #43 of 116 in MT

Livability — Townsend

• Score: 74/100
• State rank: #41
• US rank: #4820

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: Townsend, MT
• Population (ZIP): 4,337

Population outlook (Broadwater County) Hauer SSP2

• Today (2025): 5,873 people
• By 2030: 5,921 · +0.8%
• By 2040: 5,885 · +0.2%
• By 2050: 5,690 · -3.1%
• By 2075: 5,156 · -12.2%
• By 2100: 4,301 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Native American 2% Hispanic / Latino 2%
• Common ancestry: Portuguese 10% Slovak 4% Iranian 4%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Broadwater

• 2024 margin: Solid R (+60.0) · D 18.4% · R 78.4% · Other 3.2%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.0pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+57.1 2016: R+56.9 2012: R+46.2 2008: R+34.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.29%
• Current HPI: 281.3303
• 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

-7.7% since first listed

10 events — show timeline

• 2026-04-11 Price Changed $240,000 BSCMLS
• 2026-04-11 Price Changed $240,000 MRMLS
• 2026-03-24 Price Changed $250,000 BSCMLS
• 2026-03-24 Price Changed $250,000 MRMLS
• 2026-03-09 Sold (Public Records) — Public Records
• 2026-01-15 Listed $260,000 BSCMLS
• 2026-01-15 Listed $260,000 MRMLS
• 2012-09-04 Sold (Public Records) — Public Records
• 1999-04-23 Sold (Public Records) — Public Records
• 1995-07-26 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $829 · -20.9% YoY. Source: county tax records.