125 2nd Ave NW · Rudyard, MT 59540

$110,000

1 bd · 1.5 ba · 1,480 sqft · Manufactured public records · 4 Days on market

Built 1972 7,000 sqft lot

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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 +21.3/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Fenced in yard
• 7,000 sq ft lot
• 2 garage spots

Tags

• PRIVATE WALK OUT DECK
• FENCED IN YARD
• UNDERGROUND SPRINKLERS
• HEAT AVAILABLE IN GARAGE

Property features AI

Finance

• Other: Annual tax listed

Exterior

• Parking: 2-car garage; Garage door opener
• Utilities: Public water; Public sewer; Natural gas available
• Home design: One level; Manufactured home (residential)
• Construction: Frame construction
• Exterior features: Fenced yard; Metal roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Wood heating source
• Interior features: Dishwasher; Microwave; Refrigerator; 8 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (5.9% below list).
• Recommended offer: $104k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#107 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, crime F, amenities F.
• North Star Elementary (rural): math 40% / reading 45% proficiency, ranked #126 of 339 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $6k appreciation (5.8% local appreciation)).
• At projected returns (5.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $103,557 (5.9% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.33×
• Total profit: $41,009
• Equity at exit: $68,134

10-year hold

• IRR: 19.5%
• Equity multiple: 4.66×
• Total profit: $112,761
• Equity at exit: $122,689

Cash invested: $30,800 (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 59540

• Home prices YoY: 2.5%
• Active inventory: 3
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $161

Break-even live

Break-even rent $832

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-07
   listed $110,000 Pending 4 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: $413 · $34/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$511/yr (+$43/mo · 123.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,427
• − Mortgage interest: −$6,162
• − Property taxes: −$413
• − Insurance: −$550
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$3,200
• Taxable income: $114
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $1,904/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: North Star Elementary
• NCES district ID: 3000096
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $43,473
• Composite: 38.26/100
• National rank: #8558
• State rank: #126 of 339 in MT

Livability — Rudyard

• Score: 67/100
• State rank: #107
• US rank: #11018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rudyard, MT
• Population (ZIP): 470

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 17% Slovak 15% Lithuanian 2%

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: ▲ 5.85%
• Current HPI: 235.2428
• 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

+10.0% since first listed

3 events — show timeline

• 2026-06-05 Pending — HHLMLS
• 2026-05-19 Listed $110,000 HHLMLS
• 2024-11-25 Listed $100,000 MRMLS

Property tax history

-1.3%/yr

Latest (2025): $413 · -21.9% YoY. Source: county tax records.