218 Rumsey St · Anaconda-Deer Lodge County, MT 59711

$105,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 22 Days on market

Built 1979 0.34 ac lot ↓ 30% 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Convenient location
• Utility setup
• Mountain views

Tags

• MOUNTAIN VIEWS
• UTILITY SETUP
• CONNECTION TO CITY SEWER
• CONVENIENT LOCATION
• EASY ACCESS TO AMENITIES
• ENDLESS OUTDOOR RECREATION

Property features AI

Exterior

• Home design: Manufactured home (single wide); One story
• Construction: Other foundation
• Exterior features: Back yard; Front yard; Level lot; Views

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom
• Interior features: Range; Has fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.6% in Anaconda-Deer Lodge County — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Anaconda H S (town): math 35% / reading 45% proficiency, ranked #155 of 339 in MT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 20 units permitted in Deer Lodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Deer Lodge County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($103k) 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

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

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 7.0

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,967
• Equity at exit: $15,656

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $34,665
• Equity at exit: $9,078

Cash invested: $29,400 (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 59711

• Home prices YoY: -30.4%
• Active inventory: 119
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $362

Break-even live

Break-even rent $789

Max offer price $105,000

Occupancy floor 66%

Sensitivity live

Price	-10% $421	-5% $391	+0% $362	+5% $332	+10% $302
Rent	-10% $263	-5% $312	+0% $362	+5% $411	+10% $460
Rate	-1.0pp $414	-0.5pp $388	base $362	+0.5pp $334	+1.0pp $307

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $105,000 Active 22 DOM
2. 2026-06-18
   days on market $105,000 Active 21 DOM
3. 2026-06-17
   days on market $105,000 Active 20 DOM
4. 2026-06-16
   days on market $105,000 Active 19 DOM
5. 2026-06-15
   days on market $105,000 Active 18 DOM
6. 2026-06-14
   days on market $105,000 Active 16 DOM
7. 2026-06-12
   days on market $105,000 Active 15 DOM
8. 2026-06-09
   days on market $105,000 Active 12 DOM
9. 2026-06-08
   days on market $105,000 Active 11 DOM
10. 2026-06-07
    days on market $105,000 Active 10 DOM
11. 2026-06-05
    days on market $105,000 Active 7 DOM
12. 2026-06-03
    days on market $105,000 Active 6 DOM
13. 2026-06-02
    days on market $105,000 Active 5 DOM
14. 2026-06-01
    days on market $105,000 Active 4 DOM
15. 2026-05-31
    days on market $105,000 Active 3 DOM
16. 2026-05-30
    days on market $105,000 Active 2 DOM
17. 2026-05-28
    listed $105,000 Active
18. 2021-11-06
    listed $150,000
19. 2021-06-28
    listed $150,000
20. 2004-05-11
    soldstatus
21. 1991-08-30
    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: $344 · $29/mo
• Projected year-2 tax: $882 · $74/mo
• Expected delta: +$538/yr (+$45/mo · 156.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 11 d/yr ≥85°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,956
• − Mortgage interest: −$5,882
• − Property taxes: −$344
• − Insurance: −$525
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,055
• Taxable income: $2,757
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $3,676/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: Anaconda H S
• NCES district ID: 3002030
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 45% ▲ 15.00%
• Median HH income: $37,100
• Composite: 35.67/100
• National rank: #9685
• State rank: #155 of 339 in MT

Livability — Anaconda-Deer Lodge County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Anaconda-Deer Lodge County, MT
• City population: 9,741
• Population (ZIP): 9,464

Population outlook (Deer Lodge County) Hauer SSP2

• Today (2025): 9,094 people
• By 2030: 8,931 · -1.8%
• By 2040: 8,471 · -6.9%
• By 2050: 7,986 · -12.2%
• By 2075: 6,950 · -23.6%
• By 2100: 6,142 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Portuguese 5% Lithuanian 5% Scottish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Deer Lodge

• 2024 margin: Toss-up / Even · D 48.8% · R 47.8% · Other 3.4%
• 2008→2024 swing: -36.5pp toward R · 2008: 37.5pp · 2024: 1.0pp
• All cycles: 2024: D+1.0 2020: D+7.7 2016: D+6.9 2012: D+31.7 2008: D+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.41%
• Current HPI: 318.7076
• 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

-30.0% since first listed

5 events — show timeline

• 2026-05-28 Listed $105,000 MRMLS
• 2021-11-06 Listed $150,000 MRMLS
• 2021-06-28 Listed $150,000 MRMLS
• 2004-05-11 Sold (Public Records) — Public Records
• 1991-08-30 Sold (Public Records) — Public Records

Property tax history

+12.5%/yr

Latest (2025): $344 · -12.8% YoY. Source: county tax records.