1725 Dukes Ave · Missoula, MT 59808

$190,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily · 31 Days on market

Built 1998 Fair condition ↓ 19% since listing

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity to purchase a Katoonah Lodges home, this home is located on an inside lot that borders the common area. Located off of Mullan Road with easy access to North Reserve Street. Katoonah Lodges is a 55+ community. This 1,736 sq. ft home (1998 Fleetwood 28'x62') has been recently painted inside and out and is immaculate! This spacious 3 bedroom, 2 bathroom home with a huge wrap around deck has a great layout with generously sized bedrooms and large closets. The spacious living room has a gas fireplace for those chilly winter nights and a dining room off the living room and kitchen make great options for entertaining. The kitchen is large with lots of cabinets, center island and a gas range. Please see attached floorplan, the plan shows a soaking tub in the primary bathroom but there is no soaking tub. Starting September 1, 2024 lot rent will increase; lot rent includes garbage, water, sewer and maintenance of common areas. It is the responsibility of the buyers and their agents to verify all info regarding this property. Info is provided by outside sources and deemed reliable but it is not guaranteed by listing agent or listing office. Contact Tammy Cunningham, 406-544-9021 or your Real Estate Professional.

Key facts

• Gas fireplace
• Interior lot
• Wraparound deck

Tags

• KATOONAH LODGES COMMUNITY
• INTERIOR LOT
• COMMON AREA
• GAS FIREPLACE
• CENTER ISLAND
• WRAPAROUND DECK

Property features AI

Finance

• Other: Tax amount reported
• Financial info: Land is leased

Exterior

• Parking: On-street parking
• Utilities: Public water; Sewer (other); Electricity connected; Natural gas connected; Natural gas available; Cable available; Phone available
• Home design: One level; Residential property
• Construction: Slab foundation
• Exterior features: Deck; Shed(s); Has a view; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: High speed internet; Fireplace
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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).
• This rent runs 37% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 2.4% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.32% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $614,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2130 Horsetail Ln	0.30mi	3/2.0	1,663 (-4%)	4mo	$775,000	$466	76
5415 Filly Ln	0.43mi	3/2.0	1,838 (+6%)	2mo	$639,000	$348	68
2438 Chuck Wagon Dr	0.46mi	3/2.5	1,696 (-2%)	8mo	$599,900	$354	66
5763 Horn Rd	0.60mi	3/2.0	1,690 (-3%)	6mo	$599,000	$354	63
5103 Filly Ln	0.57mi	3/2.5	1,656 (-5%)	3mo	$595,000	$359	62
5784 Horn Rd	0.64mi	3/2.0	1,653 (-5%)	4mo	$569,500	$345	59
5803 Horn Rd	0.62mi	3/2.5	1,787 (+3%)	8mo	$599,990	$336	57
5811 Horn Rd	0.63mi	3/2.5	1,787 (+3%)	8mo	$574,990	$322	57
2420 Belt Buckle Way	0.44mi	3/2.5	1,948 (+12%)	2mo	$719,900	$370	56
5295 Remington Dr	0.70mi	3/2.5	1,860 (+7%)	1mo	$589,900	$317	52
5843 Horn Rd	0.64mi	3/2.5	1,621 (-7%)	6mo	$569,990	$352	52
5425 Remington Dr	0.66mi	3/2.5	1,911 (+10%)	8mo	$697,000	$365	44

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $6,588
• Equity at exit: $28,330

10-year hold

• IRR: 12.2%
• Equity multiple: 1.93×
• Total profit: $49,566
• Equity at exit: $16,428

Cash invested: $53,200 (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 59808

• Rents YoY: 2.4%
• Active inventory: 248
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,506 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $611

Break-even live

Break-even rent $1,732

Max offer price $190,000

Occupancy floor 71%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2175 Sagebrush Rd Missoula, MT	1.0–3.0	1.0–2.0	1055	$3,116	$2.95	43d	128	1.25mi
4000 Mullan Rd Missoula, MT	1.0–3.0	1.0–2.0	1041	$2,995	$2.88	43d	8	1.38mi

Listing history 23 events

1. 2026-06-19
   days on market $190,000 Active 31 DOM
2. 2026-06-18
   days on market $190,000 Active 30 DOM
3. 2026-06-17
   days on market $190,000 Active 29 DOM
4. 2026-06-16
   days on market $190,000 Active 28 DOM
5. 2026-06-15
   days on market $190,000 Active 27 DOM
6. 2026-06-14
   days on market $190,000 Active 25 DOM
7. 2026-06-13
   days on market $190,000 Active 24 DOM
8. 2026-06-10
   days on market $190,000 Active 22 DOM
9. 2026-06-09
   days on market $190,000 Active 21 DOM
10. 2026-06-08
    days on market $190,000 Active 20 DOM
11. 2026-06-07
    days on market $190,000 Active 19 DOM
12. 2026-06-05
    days on market $190,000 Active 16 DOM
13. 2026-06-03
    days on market $190,000 Active 15 DOM
14. 2026-06-02
    days on market $190,000 Active 14 DOM
15. 2026-06-01
    days on market $190,000 Active 13 DOM
16. 2026-05-31
    days on market $190,000 Active 12 DOM
17. 2026-05-30
    days on market $190,000 Active 11 DOM
18. 2026-05-19
    listed $190,000 Active
19. 2024-11-26
    soldstatus Closed 1249-char remark

    Show marketing remark (1249 chars)

    Don't miss this opportunity to purchase a Katoonah Lodges home, this home is located on an inside lot that borders the common area. Located off of Mullan Road with easy access to North Reserve Street. Katoonah Lodges is a 55+ community. This 1,736 sq. ft home (1998 Fleetwood 28'x62') has been recently painted inside and out and is immaculate! This spacious 3 bedroom, 2 bathroom home with a huge wrap around deck has a great layout with generously sized bedrooms and large closets. The spacious living room has a gas fireplace for those chilly winter nights and a dining room off the living room and kitchen make great options for entertaining. The kitchen is large with lots of cabinets, center island and a gas range. Please see attached floorplan, the plan shows a soaking tub in the primary bathroom but there is no soaking tub. Starting September 1, 2024 lot rent will increase; lot rent includes garbage, water, sewer and maintenance of common areas. It is the responsibility of the buyers and their agents to verify all info regarding this property. Info is provided by outside sources and deemed reliable but it is not guaranteed by listing agent or listing office. Contact Tammy Cunningham, 406-544-9021 or your Real Estate Professional.

20. 2024-11-11
    historical Active Under Contract 1249-char remark

    Show marketing remark (1249 chars)

    Don't miss this opportunity to purchase a Katoonah Lodges home, this home is located on an inside lot that borders the common area. Located off of Mullan Road with easy access to North Reserve Street. Katoonah Lodges is a 55+ community. This 1,736 sq. ft home (1998 Fleetwood 28'x62') has been recently painted inside and out and is immaculate! This spacious 3 bedroom, 2 bathroom home with a huge wrap around deck has a great layout with generously sized bedrooms and large closets. The spacious living room has a gas fireplace for those chilly winter nights and a dining room off the living room and kitchen make great options for entertaining. The kitchen is large with lots of cabinets, center island and a gas range. Please see attached floorplan, the plan shows a soaking tub in the primary bathroom but there is no soaking tub. Starting September 1, 2024 lot rent will increase; lot rent includes garbage, water, sewer and maintenance of common areas. It is the responsibility of the buyers and their agents to verify all info regarding this property. Info is provided by outside sources and deemed reliable but it is not guaranteed by listing agent or listing office. Contact Tammy Cunningham, 406-544-9021 or your Real Estate Professional.

21. 2024-10-09
    price $199,900 1249-char remark

    Show marketing remark (1249 chars)

    Don't miss this opportunity to purchase a Katoonah Lodges home, this home is located on an inside lot that borders the common area. Located off of Mullan Road with easy access to North Reserve Street. Katoonah Lodges is a 55+ community. This 1,736 sq. ft home (1998 Fleetwood 28'x62') has been recently painted inside and out and is immaculate! This spacious 3 bedroom, 2 bathroom home with a huge wrap around deck has a great layout with generously sized bedrooms and large closets. The spacious living room has a gas fireplace for those chilly winter nights and a dining room off the living room and kitchen make great options for entertaining. The kitchen is large with lots of cabinets, center island and a gas range. Please see attached floorplan, the plan shows a soaking tub in the primary bathroom but there is no soaking tub. Starting September 1, 2024 lot rent will increase; lot rent includes garbage, water, sewer and maintenance of common areas. It is the responsibility of the buyers and their agents to verify all info regarding this property. Info is provided by outside sources and deemed reliable but it is not guaranteed by listing agent or listing office. Contact Tammy Cunningham, 406-544-9021 or your Real Estate Professional.

22. 2024-09-11
    price $204,900 1249-char remark

    Show marketing remark (1249 chars)

    Don't miss this opportunity to purchase a Katoonah Lodges home, this home is located on an inside lot that borders the common area. Located off of Mullan Road with easy access to North Reserve Street. Katoonah Lodges is a 55+ community. This 1,736 sq. ft home (1998 Fleetwood 28'x62') has been recently painted inside and out and is immaculate! This spacious 3 bedroom, 2 bathroom home with a huge wrap around deck has a great layout with generously sized bedrooms and large closets. The spacious living room has a gas fireplace for those chilly winter nights and a dining room off the living room and kitchen make great options for entertaining. The kitchen is large with lots of cabinets, center island and a gas range. Please see attached floorplan, the plan shows a soaking tub in the primary bathroom but there is no soaking tub. Starting September 1, 2024 lot rent will increase; lot rent includes garbage, water, sewer and maintenance of common areas. It is the responsibility of the buyers and their agents to verify all info regarding this property. Info is provided by outside sources and deemed reliable but it is not guaranteed by listing agent or listing office. Contact Tammy Cunningham, 406-544-9021 or your Real Estate Professional.

23. 2024-07-22
    listed $234,900 Active 1249-char remark

    Show marketing remark (1249 chars)

    Don't miss this opportunity to purchase a Katoonah Lodges home, this home is located on an inside lot that borders the common area. Located off of Mullan Road with easy access to North Reserve Street. Katoonah Lodges is a 55+ community. This 1,736 sq. ft home (1998 Fleetwood 28'x62') has been recently painted inside and out and is immaculate! This spacious 3 bedroom, 2 bathroom home with a huge wrap around deck has a great layout with generously sized bedrooms and large closets. The spacious living room has a gas fireplace for those chilly winter nights and a dining room off the living room and kitchen make great options for entertaining. The kitchen is large with lots of cabinets, center island and a gas range. Please see attached floorplan, the plan shows a soaking tub in the primary bathroom but there is no soaking tub. Starting September 1, 2024 lot rent will increase; lot rent includes garbage, water, sewer and maintenance of common areas. It is the responsibility of the buyers and their agents to verify all info regarding this property. Info is provided by outside sources and deemed reliable but it is not guaranteed by listing agent or listing office. Contact Tammy Cunningham, 406-544-9021 or your Real Estate Professional.

ⓘ 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: $30,074
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$1,616
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$5,527
• Taxable income: $4,625
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $6,225/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 · 1 photo

Fair 40/100 Moderate rehab

This home requires moderate repairs to its exterior and interior, but has a good roof and systems. Painting the exterior and interior would significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major interior walls — Significant peeling paint

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both paint interior — Improves living space and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
interior walls · Significant peeling paint	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both paint interior — Improves living space and value ↑

ⓘ 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

-19.1% since first listed

6 events — show timeline

• 2026-05-19 Listed $190,000 MRMLS
• 2024-11-26 Sold (MLS) — MRMLS
• 2024-11-11 Contingent — MRMLS
• 2024-10-09 Price Changed $199,900 MRMLS
• 2024-09-11 Price Changed $204,900 MRMLS
• 2024-07-22 Listed $234,900 MRMLS