109 2nd St E · Dodson, MT 59524

$79,500

3 bd · 1.0 ba · 1,261 sqft · SingleFamily public records · 2 Days on market

Built 1965

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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 +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Key facts

• Updated carpet
• Remodeled bathroom
• Main floor laundry

Tags

• NEWER METAL ROOF
• REMODELED BATHROOM
• UPDATED CARPET
• UPDATED PLUMBING
• NEW SEWER LINE
• MAIN FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 53/100 on livability (#310 in MT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, crime F.
• Dodson K-12 (rural): math 0% / reading 11% proficiency, ranked #285 of 339 in MT (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($550 loan paydown + $2k appreciation (3.0% local appreciation)).
• Phillips County population projected at -11% 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,500

Questions for the listing agent

1. Built in 1965 — 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 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?
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: 1.43% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 5.8

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: 27.0%
• Equity multiple: 2.53×
• Total profit: $34,006
• Equity at exit: $35,747

10-year hold

• IRR: 27.6%
• Equity multiple: 4.90×
• Total profit: $86,823
• Equity at exit: $55,090

Cash invested: $22,260 (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 59524

• Active inventory: 1
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $384

Break-even live

Break-even rent $652

Max offer price $79,500

Occupancy floor 61%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   days on market $79,500 Active 2 DOM
2. 2026-06-17
   listed $79,500 Active 1 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: $781 · $65/mo
• Projected year-2 tax: $781 · $65/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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,651
• − Mortgage interest: −$4,453
• − Property taxes: −$781
• − Insurance: −$398
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,313
• Taxable income: $3,523
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $3,758/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: Dodson K-12
• NCES district ID: 3009120
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 11% ▲ 11.00%
• Median HH income: $42,060
• Composite: 8.95/100
• National rank: #14721
• State rank: #285 of 339 in MT

Livability — Dodson

• Score: 53/100
• State rank: #310
• US rank: #24490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dodson, MT
• Population (ZIP): 875

Population outlook (Phillips County) Hauer SSP2

• Today (2025): 3,926 people
• By 2030: 3,810 · -3.0%
• By 2040: 3,617 · -7.9%
• By 2050: 3,480 · -11.4%
• By 2075: 3,204 · -18.4%
• By 2100: 2,718 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.95)
• Race & ethnicity: Native American 69% White 22% Two or more races 8% Hispanic / Latino 1%
• Common ancestry: Portuguese 5% Romanian 3% Lithuanian 2%
• Foreign-born: 1%

Political lean MEDSL · Phillips

• 2024 margin: Solid R (+62.5) · D 17.6% · R 80.1% · Other 2.3%
• 2008→2024 swing: -25.5pp toward R · 2008: -37.0pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+63.7 2016: R+65.2 2012: R+54.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-06-17 Listed $79,500 FSBO.com
• 2001-09-25 Sold (Public Records) — Public Records
• 1996-07-18 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $781 · -13.4% YoY. Source: county tax records.