6000 Pelkey Dr · Missoula, MT 59808

$149,900

2 bd · 2.0 ba · 1,118 sqft · Manufactured · 35 Days on market

Built 1994 Good condition Est $122k · 23% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: Move in ready and well cared for manufactured home in the Katoonah Lodges, a community for people 55 and older with walkways and parks. This home comes with covered parking and newly placed exterior carpeting on the deck. Walk in to a bright living space and an open concept floor plan. The kitchen has plenty of counter space and storage with a pantry closet. The master bedroom is large with views over common area and an ensuite including a soaking tub. The laundry room is large with a door to the side yard. Outside there are mature trees and a well maintained yard with underground sprinklers. A storage shed is located in the back of the lot. Listed by Danni Moore.

Key facts

• Gas fireplace
• Updated flooring
• Fresh interior paint

Tags

• LEASED LOT
• UPDATED FLOORING
• FRESH INTERIOR PAINT
• CENTRAL AIR CONDITIONING
• GAS FIREPLACE
• FRESHLY PAINTED EXTERIOR

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Located in a community with a park and street lights; Senior community; Private maintained road / private road access

Exterior

• Parking: Carport with 2 spaces
• Utilities: Natural gas available and connected; Electricity connected; Cable available; Public sewer
• Home design: Manufactured home (double wide); Single-story; Updated / remodeled; Entry foundation: see remarks
• Construction: Siding and other construction details not specified
• Exterior features: Covered front porch; Storage shed(s)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Open floorplan; Vaulted ceilings; High-speed internet; Fireplace (1)
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Market conditions: Rents rising (+2.4%/yr); 248 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $121,862
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6125 Mullan Rd #17	0.18mi	3/2.0 (+1)	1,152 (+3%)	9mo	$125,000	$109	74
1750 Dukes Ave	0.11mi	3/2.0 (+1)	1,120 (+0%)	21mo	$167,900	$150	72
1765 Josephine Ave	0.07mi	2/2.0	1,215 (+9%)	14mo	$120,000	$99	70

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,975
• Equity at exit: $22,351

10-year hold

• IRR: 6.4%
• Equity multiple: 1.47×
• Total profit: $19,623
• Equity at exit: $12,961

Cash invested: $41,972 (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: 248
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $336

Break-even live

Break-even rent $1,382

Max offer price $149,900

Occupancy floor 76%

Sensitivity live

Price	-10% $440	-5% $388	+0% $336	+5% $285	+10% $233
Rent	-10% $194	-5% $265	+0% $336	+5% $408	+10% $479
Rate	-1.0pp $412	-0.5pp $375	base $336	+0.5pp $298	+1.0pp $258

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2620 George Elmer Dr Missoula, MT	1.0–2.0	1.0	734	$1,700	$2.31	44d	35	0.88mi
2175 Sagebrush Rd Missoula, MT	1.0–3.0	1.0–2.0	1055	$2,517	$2.39	44d	128	1.39mi

Listing history 23 events

1. 2026-06-19
   days on market $149,900 Active 35 DOM
2. 2026-06-18
   days on market $149,900 Active 34 DOM
3. 2026-06-17
   days on market $149,900 Active 33 DOM
4. 2026-06-16
   days on market $149,900 Active 32 DOM
5. 2026-06-15
   days on market $149,900 Active 31 DOM
6. 2026-06-14
   days on market $149,900 Active 29 DOM
7. 2026-06-13
   days on market $149,900 Active 28 DOM
8. 2026-06-10
   days on market $149,900 Active 26 DOM
9. 2026-06-09
   days on market $149,900 Active 25 DOM
10. 2026-06-08
    days on market $149,900 Active 24 DOM
11. 2026-06-07
    days on market $149,900 Active 23 DOM
12. 2026-06-05
    days on market $149,900 Active 20 DOM
13. 2026-06-03
    days on market $149,900 Active 19 DOM
14. 2026-06-02
    days on market $149,900 Active 18 DOM
15. 2026-06-01
    days on market $149,900 Active 17 DOM
16. 2026-05-31
    days on market $149,900 Active 16 DOM
17. 2026-05-30
    days on market $149,900 Active 15 DOM
18. 2026-05-15
    listed $149,900 Active
19. 2026-03-28
    price $150,000
20. 2026-02-19
    price $158,000
21. 2026-01-28
    listed $165,000 Active
22. 2021-05-26
    soldstatus 681-char remark

    Show marketing remark (681 chars)

    Remarks: Move in ready and well cared for manufactured home in the Katoonah Lodges, a community for people 55 and older with walkways and parks. This home comes with covered parking and newly placed exterior carpeting on the deck. Walk in to a bright living space and an open concept floor plan. The kitchen has plenty of counter space and storage with a pantry closet. The master bedroom is large with views over common area and an ensuite including a soaking tub. The laundry room is large with a door to the side yard. Outside there are mature trees and a well maintained yard with underground sprinklers. A storage shed is located in the back of the lot. Listed by Danni Moore.

23. 2021-04-09
    listed $110,000 681-char remark

    Show marketing remark (681 chars)

    Remarks: Move in ready and well cared for manufactured home in the Katoonah Lodges, a community for people 55 and older with walkways and parks. This home comes with covered parking and newly placed exterior carpeting on the deck. Walk in to a bright living space and an open concept floor plan. The kitchen has plenty of counter space and storage with a pantry closet. The master bedroom is large with views over common area and an ensuite including a soaking tub. The laundry room is large with a door to the side yard. Outside there are mature trees and a well maintained yard with underground sprinklers. A storage shed is located in the back of the lot. Listed by Danni Moore.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $21,690
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$4,361
• Taxable income: $1,797
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $3,606/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 · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance and some updates to increase its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Both Replace worn-out flooring — New flooring can improve both resale and rental value.
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Install smart home features — Smart home features can increase home's desirability and marketability.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Both Replace worn-out flooring — New flooring can improve both resale and rental value. ↑
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Install smart home features — Smart home features can increase home's desirability and marketability. ↑

ⓘ 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: 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): 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

+36.3% since first listed

6 events — show timeline

• 2026-05-15 Listed $149,900 MRMLS
• 2026-03-28 Price Changed $150,000 MRMLS
• 2026-02-19 Price Changed $158,000 MRMLS
• 2026-01-28 Listed $165,000 MRMLS
• 2021-05-26 Sold (MLS) — MRMLS
• 2021-04-09 Listed $110,000 MRMLS