504 1st St S · Sunburst, MT 59482

$135,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 2 Days on market

Built 1987 Poor condition 0.64 ac lot $86/sqft · 8% below area Est $147k · 8% under

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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 +23.6/30.0
• ARV discount +11.1/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

A charming 3-bedroom, 2-bathroom home on the edge of Sunburst with a sprawling lot that offers ample space and tranquility. The home offers a double heated garage, perfect for protecting your vehicles from the winter chill, perfect for the person who enjoys woodworking, crafts or working on vehicles. The living room is spacious with an ambience enhanced by the cozy wood pellet stove. The kitchen is a focal point of the home lots of cupboards, island and counters. The master bedroom includes an en-suite bathroom, providing a touch of luxury and privacy. One of the standout features of this property is the expansive lot that surrounds the home. This large outdoor space is perfect for outdoor activities, gardening, or simply enjoying the fresh Montana air, with views of the Sweetgrass Hills. The property's proximity to Glacier National Park and the US/Canadian border makes it an ideal location for nature enthusiasts and those who appreciate the beauty of the great outdoors.

Key facts

• 0.64 acre lot
• 2 garage spots
• Built 1987

Property features AI

Exterior

• Parking: Attached 2-car garage
• Home design: Manufactured home (double wide); Residential property
• Construction: Concrete crawl space basement
• Exterior features: Asphalt roof; Lot approximately 0.64 acres (200 x 140)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating
• Interior features: Dryer; Dishwasher; Microwave; Range; Refrigerator; Washer; Has basement with crawl space and concrete
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads 68/100 on livability (#91 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.
• Sunburst K-12 Schools (rural): math 55% / reading 55% proficiency, ranked #45 of 339 in MT (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Toole County population projected at -16% 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $135,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $146,579
• List price: $135,000
• Delta: -7.90%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 5th Ave	0.18mi	3/1.0	1,548 (-1%)	12mo	$150,000	$97	75
308 N 2nd St	0.27mi	3/1.5	1,344 (-14%)	12mo	$62,000	$46	52

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: 15.1%
• Equity multiple: 1.86×
• Total profit: $32,535
• Equity at exit: $60,702

10-year hold

• IRR: 16.8%
• Equity multiple: 3.46×
• Total profit: $93,100
• Equity at exit: $93,549

Cash invested: $37,800 (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 59482

• Active inventory: 5
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $255

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-03
   status Pending 1165-char remark
2. 2026-04-29
   listed $135,000 Active 1165-char remark
3. 2024-01-23
   soldstatus Closed 985-char remark

   Show marketing remark (985 chars)

   A charming 3-bedroom, 2-bathroom home on the edge of Sunburst with a sprawling lot that offers ample space and tranquility. The home offers a double heated garage, perfect for protecting your vehicles from the winter chill, perfect for the person who enjoys woodworking, crafts or working on vehicles. The living room is spacious with an ambience enhanced by the cozy wood pellet stove. The kitchen is a focal point of the home lots of cupboards, island and counters. The master bedroom includes an en-suite bathroom, providing a touch of luxury and privacy. One of the standout features of this property is the expansive lot that surrounds the home. This large outdoor space is perfect for outdoor activities, gardening, or simply enjoying the fresh Montana air, with views of the Sweetgrass Hills. The property's proximity to Glacier National Park and the US/Canadian border makes it an ideal location for nature enthusiasts and those who appreciate the beauty of the great outdoors.

4. 2023-12-11
   historical Active Under Contract 985-char remark

   Show marketing remark (985 chars)

   A charming 3-bedroom, 2-bathroom home on the edge of Sunburst with a sprawling lot that offers ample space and tranquility. The home offers a double heated garage, perfect for protecting your vehicles from the winter chill, perfect for the person who enjoys woodworking, crafts or working on vehicles. The living room is spacious with an ambience enhanced by the cozy wood pellet stove. The kitchen is a focal point of the home lots of cupboards, island and counters. The master bedroom includes an en-suite bathroom, providing a touch of luxury and privacy. One of the standout features of this property is the expansive lot that surrounds the home. This large outdoor space is perfect for outdoor activities, gardening, or simply enjoying the fresh Montana air, with views of the Sweetgrass Hills. The property's proximity to Glacier National Park and the US/Canadian border makes it an ideal location for nature enthusiasts and those who appreciate the beauty of the great outdoors.

5. 2023-11-11
   listed $120,000 Active 985-char remark

   Show marketing remark (985 chars)

   A charming 3-bedroom, 2-bathroom home on the edge of Sunburst with a sprawling lot that offers ample space and tranquility. The home offers a double heated garage, perfect for protecting your vehicles from the winter chill, perfect for the person who enjoys woodworking, crafts or working on vehicles. The living room is spacious with an ambience enhanced by the cozy wood pellet stove. The kitchen is a focal point of the home lots of cupboards, island and counters. The master bedroom includes an en-suite bathroom, providing a touch of luxury and privacy. One of the standout features of this property is the expansive lot that surrounds the home. This large outdoor space is perfect for outdoor activities, gardening, or simply enjoying the fresh Montana air, with views of the Sweetgrass Hills. The property's proximity to Glacier National Park and the US/Canadian border makes it an ideal location for nature enthusiasts and those who appreciate the beauty of the great outdoors.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $18,047
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$3,927
• Taxable income: $970
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,829/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to its roof, exterior, windows, HVAC, and landscaping, significantly impacting its current condition and value.

Repairs flagged

• Major roof — No visible photos of the roof.
• Major exterior siding — No visible photos of the exterior siding.
• Major windows — No visible photos of the windows.
• Major interior walls/paint — No visible photos of the interior walls/paint.
• Major HVAC/mechanicals — No visible photos of the HVAC/mechanicals.
• Major landscaping — No visible photos of the landscaping/curb appeal.

Value-add opportunities

• Resale new roof — A new roof would significantly improve the home's appearance and value.
• Resale exterior siding repair — Repairing the siding would enhance the home's curb appeal and value.
• Resale new windows — New windows would improve energy efficiency and the home's overall appearance.
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value.
• Resale landscaping and curb appeal — A well-maintained and landscaped yard would enhance the home's curb appeal and value.
• Resale interior painting — Painting the interior would refresh the home's appearance and value.
• Rental HVAC filter replacement — Regular HVAC filter replacement would improve air quality and tenant satisfaction, benefiting rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible photos of the roof.	Major	$15,000–50,000
exterior siding · No visible photos of the exterior siding.	Major	$15,000–50,000
windows · No visible photos of the windows.	Major	$15,000–50,000
interior walls/paint · No visible photos of the interior walls/paint.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of the HVAC/mechanicals.	Major	$15,000–50,000
landscaping · No visible photos of the landscaping/curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale new roof — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior siding repair — Repairing the siding would enhance the home's curb appeal and value. ↑
• Resale new windows — New windows would improve energy efficiency and the home's overall appearance. ↑
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Resale landscaping and curb appeal — A well-maintained and landscaped yard would enhance the home's curb appeal and value. ↑
• Resale interior painting — Painting the interior would refresh the home's appearance and value. ↑
• Rental HVAC filter replacement — Regular HVAC filter replacement would improve air quality and tenant satisfaction, benefiting rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sunburst K-12 Schools
• NCES district ID: 3025320
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $47,494
• Composite: 48.51/100
• National rank: #4621
• State rank: #45 of 339 in MT

Livability — Sunburst

• Score: 68/100
• State rank: #91
• US rank: #9491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunburst, MT
• Population (ZIP): 1,002

Population outlook (Toole County) Hauer SSP2

• Today (2025): 4,767 people
• By 2030: 4,581 · -3.9%
• By 2040: 4,249 · -10.9%
• By 2050: 4,027 · -15.5%
• By 2075: 3,847 · -19.3%
• By 2100: 3,917 · -17.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Native American 3% Two or more races 1%
• Common ancestry: Romanian 6% Portuguese 5% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · German/W. Germanic 7% Spanish 1%

Political lean MEDSL · Toole

• 2024 margin: Solid R (+56.5) · D 20.3% · R 76.8% · Other 2.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -27.3pp · 2024: -56.5pp
• All cycles: 2024: R+56.5 2020: R+53.2 2016: R+54.3 2012: R+40.8 2008: R+27.3

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

+12.5% since first listed

6 events — show timeline

• 2026-06-16 Sold (MLS) — MRMLS
• 2026-05-03 Pending — MRMLS
• 2026-04-29 Listed $135,000 MRMLS
• 2024-01-23 Sold (MLS) — MRMLS
• 2023-12-11 Contingent — MRMLS
• 2023-11-11 Listed $120,000 MRMLS