11800 Johanna Dr · Missoula, MT 59804

$55,000

2 bd · 2.0 ba · 952 sqft · Other · 24 Days on market

Built 1987

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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 +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of possibilities with this 1-acre property located in the Big Flat area of Missoula! Welcome to 11800 Johanna Drive, a beautiful 1-acre parcel featuring a well-maintained 1987 14x68 Nashua manufactured home (not on a permanent foundation), mature landscaping, fencing, and underground sprinklers. Improvements include a large detached 2-car garage, a covered car port outbuilding for additional parking and storage, and two sheds providing more space for tools, equipment, and hobbies. Don't miss this opportunity to own a full 1-acre parcel in the Big Flat with lots of potential!

Key facts

• Built 1987
• Listed 24 days

Property features AI

Finance

• Other: Property must be moved from current location

Exterior

• Utilities: Private well water; Private sewer / septic tank; Electricity connected
• Home design: Manufactured home (single wide); One level; Residential property
• Construction: Foundation: Other / see remarks
• Exterior features: Rear covered porch; Front porch; Level lot; Lot on corner (must be moved from this location)

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with forced air; Central air conditioning
• Interior features: Open floor plan; Vaulted ceilings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 1.6% 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: Target Range School (math 45% / reading 61%, grade C, #67 of 293 statewide, top 23%, 437 students, 0% FRL); Target Range 7-8 (math 42% / reading 52%, grade D+, #37 of 146 statewide, top 26%, 137 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: 50 active listings in the ZIP; solid renter incomes; 773 units permitted in Missoula County in 2024 (354 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: property tax is 2.7% of price.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.91% ✓
• Cap rate: 24.34%
• Cash-on-cash: 64.47%
• DSCR: 3.87
• GRM: 2.9

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: 63.6%
• Equity multiple: 3.85×
• Total profit: $43,842
• Equity at exit: $8,201

10-year hold

• IRR: 68.1%
• Equity multiple: 7.90×
• Total profit: $106,269
• Equity at exit: $4,755

Cash invested: $15,400 (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 59804

• Active inventory: 50
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $827

Break-even live

Break-even rent $552

Max offer price $55,000

Occupancy floor 43%

Sensitivity live

Price	-10% $859	-5% $843	+0% $827	+5% $812	+10% $796
Rent	-10% $701	-5% $764	+0% $827	+5% $891	+10% $954
Rate	-1.0pp $855	-0.5pp $841	base $827	+0.5pp $813	+1.0pp $799

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $55,000 Active 24 DOM
2. 2026-06-19
   days on market $55,000 Active 22 DOM
3. 2026-06-18
   days on market $55,000 Active 21 DOM
4. 2026-06-17
   days on market $55,000 Active 20 DOM
5. 2026-06-16
   days on market $55,000 Active 19 DOM
6. 2026-06-15
   days on market $55,000 Active 18 DOM
7. 2026-06-14
   days on market $55,000 Active 16 DOM
8. 2026-06-13
   days on market $55,000 Active 15 DOM
9. 2026-06-10
   days on market $55,000 Active 13 DOM
10. 2026-06-09
    days on market $55,000 Active 12 DOM
11. 2026-06-08
    days on market $55,000 Active 11 DOM
12. 2026-06-07
    days on market $55,000 Active 10 DOM
13. 2026-06-05
    days on market $55,000 Active 7 DOM
14. 2026-06-03
    days on market $55,000 Active 6 DOM
15. 2026-06-02
    days on market $55,000 Active 5 DOM
16. 2026-06-01
    days on market $55,000 Active 4 DOM
17. 2026-05-31
    days on market $55,000 Active 3 DOM
18. 2026-05-30
    days on market $55,000 Active 2 DOM
19. 2026-05-28
    listed $55,000 Active
20. 2026-04-25
    price $399,000 586-char remark

    Show marketing remark (689 chars)

    Cute and Cozy! Welcome to 11800 Johanna Drive, a beautiful 1-acre property featuring a well-maintained 1987 14x68 Nashua manufactured home, mature landscaping, and underground sprinklers. Located in a desirable Big Flat neighborhood, Johanna Drive offers comfortable living with 2 bedrooms, 2 bathrooms, a functional layout, and lots of natural light. Open-concept living with vaulted ceilings, spacious kitchen with breakfast bar, and dining area. Improvements include a large detached 2-car garage, a covered car port outbuilding for additional parking and storage, and two sheds providing more space for tools, equipment, and hobbies. Don't miss this cute and cozy home in the Big Flat!

21. 2026-04-25
    price $399,000 689-char remark

    Show marketing remark (689 chars)

    Cute and Cozy! Welcome to 11800 Johanna Drive, a beautiful 1-acre property featuring a well-maintained 1987 14x68 Nashua manufactured home, mature landscaping, and underground sprinklers. Located in a desirable Big Flat neighborhood, Johanna Drive offers comfortable living with 2 bedrooms, 2 bathrooms, a functional layout, and lots of natural light. Open-concept living with vaulted ceilings, spacious kitchen with breakfast bar, and dining area. Improvements include a large detached 2-car garage, a covered car port outbuilding for additional parking and storage, and two sheds providing more space for tools, equipment, and hobbies. Don't miss this cute and cozy home in the Big Flat!

22. 2026-03-25
    price $410,000 586-char remark

    Show marketing remark (689 chars)

    Cute and Cozy! Welcome to 11800 Johanna Drive, a beautiful 1-acre property featuring a well-maintained 1987 14x68 Nashua manufactured home, mature landscaping, and underground sprinklers. Located in a desirable Big Flat neighborhood, Johanna Drive offers comfortable living with 2 bedrooms, 2 bathrooms, a functional layout, and lots of natural light. Open-concept living with vaulted ceilings, spacious kitchen with breakfast bar, and dining area. Improvements include a large detached 2-car garage, a covered car port outbuilding for additional parking and storage, and two sheds providing more space for tools, equipment, and hobbies. Don't miss this cute and cozy home in the Big Flat!

23. 2026-03-25
    price $410,000 689-char remark

    Show marketing remark (689 chars)

    Cute and Cozy! Welcome to 11800 Johanna Drive, a beautiful 1-acre property featuring a well-maintained 1987 14x68 Nashua manufactured home, mature landscaping, and underground sprinklers. Located in a desirable Big Flat neighborhood, Johanna Drive offers comfortable living with 2 bedrooms, 2 bathrooms, a functional layout, and lots of natural light. Open-concept living with vaulted ceilings, spacious kitchen with breakfast bar, and dining area. Improvements include a large detached 2-car garage, a covered car port outbuilding for additional parking and storage, and two sheds providing more space for tools, equipment, and hobbies. Don't miss this cute and cozy home in the Big Flat!

24. 2026-02-11
    listed $425,000 Active 586-char remark

    Show marketing remark (586 chars)

    Lots of possibilities with this 1-acre property located in the Big Flat area of Missoula! Welcome to 11800 Johanna Drive, a beautiful 1-acre parcel featuring a well-maintained 1987 14x68 Nashua manufactured home (not on a permanent foundation), mature landscaping, fencing, and underground sprinklers. Improvements include a large detached 2-car garage, a covered car port outbuilding for additional parking and storage, and two sheds providing more space for tools, equipment, and hobbies. Don't miss this opportunity to own a full 1-acre parcel in the Big Flat with lots of potential!

25. 2026-01-30
    listed $425,000 Active 689-char remark

    Show marketing remark (689 chars)

    Cute and Cozy! Welcome to 11800 Johanna Drive, a beautiful 1-acre property featuring a well-maintained 1987 14x68 Nashua manufactured home, mature landscaping, and underground sprinklers. Located in a desirable Big Flat neighborhood, Johanna Drive offers comfortable living with 2 bedrooms, 2 bathrooms, a functional layout, and lots of natural light. Open-concept living with vaulted ceilings, spacious kitchen with breakfast bar, and dining area. Improvements include a large detached 2-car garage, a covered car port outbuilding for additional parking and storage, and two sheds providing more space for tools, equipment, and hobbies. Don't miss this cute and cozy home in the Big Flat!

ⓘ 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: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/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 (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,196
• − Mortgage interest: −$3,081
• − Property taxes: −$1,500
• − Insurance: −$275
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$1,600
• Taxable income: $9,668
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $7,608/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

• County: Missoula County · 100,878 people
• City population: 100,878
• Metro: Missoula, MT
• Population (ZIP): 8,123
• Household income: $76,266
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 311.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Portuguese 4% Lithuanian 4%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Tagalog/Filipino 2% Spanish 1% Chinese 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: ▼ -439.88%
• Current HPI: 270.8595
• Rent YoY: —
• 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

-87.1% since first listed

7 events — show timeline

• 2026-05-28 Listed $55,000 MRMLS
• 2026-04-25 Price Changed $399,000 MRMLS
• 2026-04-25 Price Changed $399,000 MRMLS
• 2026-03-25 Price Changed $410,000 MRMLS
• 2026-03-25 Price Changed $410,000 MRMLS
• 2026-02-11 Listed $425,000 MRMLS
• 2026-01-30 Listed $425,000 MRMLS

Property tax history

+0.2%/yr

Latest (2025): $1,500 · -18.5% YoY. Source: county tax records.