801 123 Ave E · Havre North, MT 59501

$55,000

3 bd · 1.0 ba · 1,404 sqft · Land · 339 Days on market

Built 1980 ↓ 15% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Newer flooring
• Newer windows
• Built 1980

Tags

• NEWER FLOORING
• NEWER WINDOWS

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank; Natural gas available
• Home design: Manufactured home (mobile/manufactured); Single-story
• Construction: Frame and Masonite exterior construction
• Exterior features: Rubber roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows; Dishwasher; Refrigerator; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#236 in MT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, crime F.
• Havre H S (town): math 35% / reading 50% proficiency, ranked #125 of 339 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 1 units permitted in Hill County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.57% ✓
• Cap rate: 21.05%
• Cash-on-cash: 52.70%
• DSCR: 3.35
• GRM: 3.2

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: 50.8%
• Equity multiple: 3.22×
• Total profit: $34,225
• Equity at exit: $8,201

10-year hold

• IRR: 56.2%
• Equity multiple: 6.55×
• Total profit: $85,513
• Equity at exit: $4,755

Cash invested: $15,400 (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 59501

• Active inventory: 115
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $676

Break-even live

Break-even rent $559

Max offer price $55,000

Occupancy floor 47%

Sensitivity live

Price	-10% $707	-5% $692	+0% $676	+5% $661	+10% $645
Rent	-10% $565	-5% $620	+0% $676	+5% $732	+10% $788
Rate	-1.0pp $704	-0.5pp $690	base $676	+0.5pp $662	+1.0pp $648

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-07
   listed $55,000 Pending 339 DOM

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $1,566 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,985
• − Mortgage interest: −$3,081
• − Property taxes: −$1,566
• − Insurance: −$275
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$1,600
• Taxable income: $7,746
• Est. tax owed @ 24.0%: −$1,859
• After-tax cash flow: $6,257/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: Havre H S
• NCES district ID: 3013590
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $44,545
• Composite: 38.34/100
• National rank: #8537
• State rank: #125 of 339 in MT

Livability — Havre North

• Score: 59/100
• State rank: #236
• US rank: #20135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hill County · 12,243 people
• Metro: nan
• Population (ZIP): 12,243
• Household income: $51,872
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 309.0

Population outlook (Hill County) Hauer SSP2

• Today (2025): 16,841 people
• By 2030: 16,954 · +0.7%
• By 2040: 17,063 · +1.3%
• By 2050: 17,130 · +1.7%
• By 2075: 17,273 · +2.6%
• By 2100: 16,542 · -1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 10% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 11% Italian 6% Scottish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hill

• 2024 margin: R (+18.2) · D 38.7% · R 56.9% · Other 4.4%
• 2008→2024 swing: -30.4pp toward R · 2008: 12.2pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+13.6 2016: R+17.3 2012: D+3.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.86%
• Current HPI: 209.1198
• 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

-15.4% since first listed

6 events — show timeline

• 2026-06-05 Pending — HHLMLS
• 2026-03-01 Relisted — HHLMLS
• 2025-10-31 Relisted — HHLMLS
• 2025-07-02 Price Changed $55,000 HHLMLS
• 2025-06-05 Price Changed $60,000 HHLMLS
• 2025-06-04 Listed $65,000 HHLMLS

Property tax history

+6.3%/yr

Latest (2025): $1,566 · +25.0% YoY. Source: county tax records.