1805 Joslyn St #73 · Helena, MT 59601

$35,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 18 Days on market

Built 1969 Fair condition Est $40k · 12% under

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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
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Mobile home
• Off-street parking
• Pave streets

Tags

• PAVE STREETS
• OFF-STREET PARKING
• MOBILE HOME

Property features AI

Finance

• Financial info: Annual tax approximately $531.52; Land is leased

Exterior

• Home design: Manufactured single wide home; Residential property
• Construction: Other foundation

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Range; Refrigerator; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 36.3% vs local median 2.6% in Helena — 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 81/100 on livability (#6 in MT, #1,389 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Helena H S (town): math 34% / reading 54% proficiency, ranked #42 of 116 in MT (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 166 active listings in the ZIP; 456 units permitted in Lewis and Clark County in 2024 (207 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lewis and Clark County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.04% ✓
• Cap rate: 36.26%
• Cash-on-cash: 107.03%
• DSCR: 5.76
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $39,648
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1805 Joslyn St #234	0.11mi	2/1.0	672 (0%)	1mo	$39,900	$59	94
1805 Joslyn St #78	0.11mi	2/1.0	627 (-7%)	8mo	$15,000	$24	77
1805 Joslyn St #60	0.11mi	2/1.0	728 (+8%)	19mo	$19,900	$27	66
1805 Joslyn St #114	0.24mi	2/1.0	576 (-14%)	19mo	$35,000	$61	49

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.90×
• Total profit: $47,973
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 11.75×
• Total profit: $105,392
• Equity at exit: $3,026

Cash invested: $9,800 (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 59601

• Rents YoY: 1.5%
• Active inventory: 166
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $874

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 33%

Sensitivity live

Price	-10% $898	-5% $886	+0% $874	+5% $862	+10% $850
Rent	-10% $762	-5% $818	+0% $874	+5% $930	+10% $986
Rate	-1.0pp $892	-0.5pp $883	base $874	+0.5pp $865	+1.0pp $856

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $35,000 Active 18 DOM
2. 2026-06-19
   days on market $35,000 Active 16 DOM
3. 2026-06-18
   days on market $35,000 Active 15 DOM
4. 2026-06-17
   days on market $35,000 Active 14 DOM
5. 2026-06-16
   days on market $35,000 Active 13 DOM
6. 2026-06-15
   days on market $35,000 Active 12 DOM
7. 2026-06-14
   days on market $35,000 Active 10 DOM
8. 2026-06-13
   days on market $35,000 Active 9 DOM
9. 2026-06-10
   days on market $35,000 Active 7 DOM
10. 2026-06-09
    days on market $35,000 Active 6 DOM
11. 2026-06-08
    days on market $35,000 Active 5 DOM
12. 2026-06-07
    days on market $35,000 Active 4 DOM
13. 2026-06-03
    listed $35,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,951
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$1,018
• Taxable income: $10,560
• Est. tax owed @ 24.0%: −$2,534
• After-tax cash flow: $7,954/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 · 10 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, including painting, updating countertops and backsplash, and landscaping improvements. These updates would significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Bathroom backsplash — Worn appearance
• Moderate Exterior paint — Significant wear

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn countertops and backsplash — New countertops and backsplash improve functionality and aesthetics
• Both Landscaping and curb appeal improvements — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Bathroom backsplash · Worn appearance	Minor	$500–3,000
Exterior paint · Significant wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn countertops and backsplash — New countertops and backsplash improve functionality and aesthetics ↑
• Both Landscaping and curb appeal improvements — Well-maintained landscaping enhances curb appeal and property 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: Helena H S
• NCES district ID: 3013830
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $55,565
• Composite: 38.26/100
• National rank: #4238
• State rank: #42 of 116 in MT

Livability — Helena

• Score: 81/100
• State rank: #6
• US rank: #1389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena, MT
• County: Lewis and Clark County · 62,482 people
• City population: 62,482
• Metro: Helena, MT
• Population (ZIP): 31,728
• Household income: $72,290
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1080.0

Population outlook (Lewis and Clark County) Hauer SSP2

• Today (2025): 72,720 people
• By 2030: 75,403 · +3.7%
• By 2040: 79,496 · +9.3%
• By 2050: 82,741 · +13.8%
• By 2075: 90,296 · +24.2%
• By 2100: 93,425 · +28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Portuguese 7% Lithuanian 4% Slovak 4%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lewis and Clark

• 2024 margin: Lean R (+5.7) · D 45.4% · R 51.1% · Other 3.5%
• 2008→2024 swing: -12.2pp toward R · 2008: 6.5pp · 2024: -5.7pp
• All cycles: 2024: R+5.7 2020: R+3.9 2016: R+6.9 2012: R+3.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -417.31%
• Current HPI: 231.6233
• Rent YoY: ▲ 1.54%
• Metro: Helena, 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

1 event — show timeline

• 2026-06-02 Listed $35,000 MRMLS