737 Curdy's Cove Loop #1 · Hamilton, MT 59840

$144,900

3 bd · 2.0 ba · 1,314 sqft · SingleFamily · 111 Days on market

Built 1983 ↓ 3% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Bathroom remodel
• Fabulous views
• New appliances

Tags

• FABULOUS VIEWS
• NEW APPLIANCES
• NEW ROOF
• BATHROOM REMODEL
• FLEXIBLE LIVING OPTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.2% in Hamilton — 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 73/100 on livability (#45 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime D+, amenities D+.
• Hamilton K-12 Schools (town): math 32% / reading 42% proficiency, ranked #74 of 116 in MT (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 196 active listings in the ZIP; 27 units permitted in Ravalli County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $131,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $784,458
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
781 Grantsdale Rd	0.32mi	2/1.0 (-1)	1,176 (-10%)	23mo	$475,000	$404	39
741 Us Highway 93 S	0.57mi	3/1.0	1,164 (-11%)	18mo	$695,000	$597	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $14,227
• Equity at exit: $21,605

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $61,026
• Equity at exit: $12,528

Cash invested: $40,572 (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 59840

• Active inventory: 196
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $592

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 66%

Sensitivity live

Price	-10% $692	-5% $642	+0% $592	+5% $541	+10% $491
Rent	-10% $432	-5% $512	+0% $592	+5% $671	+10% $751
Rate	-1.0pp $665	-0.5pp $628	base $592	+0.5pp $554	+1.0pp $516

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-03-13
   price $144,900
3. 2025-12-31
   listed $149,900 Active

ⓘ 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 6 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,196
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$4,215
• Taxable income: $5,095
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $5,876/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: Hamilton K-12 Schools
• NCES district ID: 3013260
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $35,248
• Composite: 30.56/100
• National rank: #6206
• State rank: #74 of 116 in MT

Livability — Hamilton

• Score: 73/100
• State rank: #45
• US rank: #5403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ravalli County · 15,679 people
• City population: 15,679
• Metro: nan
• Population (ZIP): 15,679
• Household income: $61,752
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 340.0

Population outlook (Ravalli County) Hauer SSP2

• Today (2025): 43,584 people
• By 2030: 44,336 · +1.7%
• By 2040: 44,760 · +2.7%
• By 2050: 44,193 · +1.4%
• By 2075: 42,538 · -2.4%
• By 2100: 39,079 · -10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% German/W. Germanic 1%

Political lean MEDSL · Ravalli

• 2024 margin: Solid R (+40.6) · D 28.4% · R 68.9% · Other 2.7%
• 2008→2024 swing: -19.7pp toward R · 2008: -20.8pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+36.3 2016: R+38.6 2012: R+32.1 2008: R+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.08%
• Current HPI: 275.4284
• Rent YoY: —
• Metro: nan
• 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

-3.3% since first listed

3 events — show timeline

• 2026-04-22 Pending — MRMLS
• 2026-03-13 Price Changed $144,900 MRMLS
• 2025-12-31 Listed $149,900 MRMLS