225 S Dakota St · Butte-Silver Bow (balance), MT 59701

$135,000

3 bd · 1.0 ba · 1,756 sqft · SingleFamily public records · 219 Days on market

Built 1900 8,407 sqft lot

---

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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 225 S Dakota in Butte, Montana where potential awaits. This property is ready for a new owner looking to restore this gem to its former glory. The brick building features 3 bedrooms, 1.5 baths, a living room, dinning room & bonus room. With a 8,407+/- sqft lot, this property has a ton of possibilities. Outside you will find a detached double-car garage & a shed. Prime location near Montana Tech, local hospital, Butte High, Butte Central and the uptown business district.

Key facts

• Shed
• 8,407 sq ft lot
• 2 garage spots

Tags

• DETACHED DOUBLE-CAR GARAGE
• SHED
• PRIME LOCATION NEAR BUTTE HIGH

Property features AI

Finance

• Other: Property zoned C2 (Community Commercial)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residential home; Two-story
• Construction: Brick and stucco exterior
• Exterior features: Shingle roof; Shed(s) on the property

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Wood heating; No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.9% in Butte-Silver Bow (balance) — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Butte H S (town): math 24% / reading 50% proficiency, ranked #73 of 116 in MT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.4%/yr); 320 active listings in the ZIP; 109 units permitted in Silver Bow County in 2024 (25 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Silver Bow County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.17% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $270,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 S Main St	0.33mi	3/1.5	1,695 (-4%)	14mo	$225,000	$133	66
635 S Washington St	0.37mi	3/1.0	1,842 (+5%)	12mo	$235,000	$128	65
644 S Colorado St	0.33mi	4/1.5 (+1)	1,723 (-2%)	12mo	$265,000	$154	64
1016 S Colorado St	0.71mi	3/1.0	1,733 (-1%)	2mo	$305,000	$176	63
423 N Jackson St	0.48mi	2/1.5 (-1)	1,731 (-1%)	7mo	$325,000	$188	63
823 W Copper St	0.61mi	3/2.0	1,703 (-3%)	0mo	$275,000	$161	62
1001 Utah Ave	0.67mi	2/1.0 (-1)	1,722 (-2%)	8mo	$244,900	$142	54
830 W Quartz St	0.58mi	2/1.0 (-1)	1,840 (+5%)	12mo	$150,000	$82	50
415 S Excelsior Ave	0.57mi	3/2.0	1,990 (+13%)	1mo	$369,000	$185	47
801 W Copper St	0.59mi	3/2.0	1,882 (+7%)	13mo	$335,000	$178	46
407 N Jackson St	0.46mi	4/— (+1)	1,940 (+10%)	14mo	$63,000	$32	44
1039 Placer St	0.73mi	2/1.0 (-1)	1,946 (+11%)	10mo	$252,000	$129	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.26×
• Total profit: $9,667
• Equity at exit: $20,129

10-year hold

• IRR: 19.5%
• Equity multiple: 3.02×
• Total profit: $76,208
• Equity at exit: $11,672

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 59701

• Home prices YoY: -30.7%
• Rents YoY: 10.4%
• Active inventory: 320
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $365

Break-even live

Break-even rent $1,115

Max offer price $135,000

Occupancy floor 72%

Sensitivity live

Price	-10% $441	-5% $403	+0% $365	+5% $326	+10% $288
Rent	-10% $240	-5% $302	+0% $365	+5% $427	+10% $489
Rate	-1.0pp $433	-0.5pp $399	base $365	+0.5pp $330	+1.0pp $294

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 25 events

1. 2026-06-19
   days on market $135,000 Active 219 DOM
2. 2026-06-18
   days on market $135,000 Active 218 DOM
3. 2026-06-17
   days on market $135,000 Active 217 DOM
4. 2026-06-16
   days on market $135,000 Active 216 DOM
5. 2026-06-15
   days on market $135,000 Active 215 DOM
6. 2026-06-14
   days on market $135,000 Active 213 DOM
7. 2026-06-12
   days on market $135,000 Active 212 DOM
8. 2026-06-09
   days on market $135,000 Active 209 DOM
9. 2026-06-08
   days on market $135,000 Active 208 DOM
10. 2026-06-07
    days on market $135,000 Active 207 DOM
11. 2026-06-05
    days on market $135,000 Active 204 DOM
12. 2026-06-03
    days on market $135,000 Active 203 DOM
13. 2026-06-02
    days on market $135,000 Active 202 DOM
14. 2026-06-01
    days on market $135,000 Active 201 DOM
15. 2026-05-31
    days on market $135,000 Active 200 DOM
16. 2026-05-30
    days on market $135,000 Active 199 DOM
17. 2025-11-18
    listed $135,000 Active 497-char remark

    Show marketing remark (497 chars)

    Welcome to 225 S Dakota in Butte, Montana where potential awaits. This property is ready for a new owner looking to restore this gem to its former glory. The brick building features 3 bedrooms, 1.5 baths, a living room, dinning room & bonus room. With a 8,407+/- sqft lot, this property has a ton of possibilities. Outside you will find a detached double-car garage & a shed. Prime location near Montana Tech, local hospital, Butte High, Butte Central and the uptown business district.

18. 2025-11-13
    listed $135,000 Active
19. 2024-07-16
    soldstatus Closed 243-char remark

    Show marketing remark (243 chars)

    This home is brimming with potential, featuring a large yard and ample storage areas. With 3 bedrooms and 1 bathroom, it just needs the right touch to transform it into something great. Discover its hidden charm—schedule a showing today.

20. 2024-07-15
    soldstatus Closed
21. 2024-07-15
    soldstatus
22. 2024-07-01
    status Pending 243-char remark

    Show marketing remark (243 chars)

    This home is brimming with potential, featuring a large yard and ample storage areas. With 3 bedrooms and 1 bathroom, it just needs the right touch to transform it into something great. Discover its hidden charm—schedule a showing today.

23. 2024-07-01
    status Pending

    Show marketing remark (243 chars)

    This home is brimming with potential, featuring a large yard and ample storage areas. With 3 bedrooms and 1 bathroom, it just needs the right touch to transform it into something great. Discover its hidden charm—schedule a showing today.

24. 2024-06-28
    listed $72,000 Active 243-char remark

    Show marketing remark (243 chars)

    This home is brimming with potential, featuring a large yard and ample storage areas. With 3 bedrooms and 1 bathroom, it just needs the right touch to transform it into something great. Discover its hidden charm—schedule a showing today.

25. 2024-06-19
    listed $72,000 Active

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,921
• − Mortgage interest: −$7,562
• − Property taxes: −$1,403
• − Insurance: −$675
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$3,927
• Taxable income: $2,327
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $3,816/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: Butte H S
• NCES district ID: 3005310
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,852
• Composite: 30.74/100
• National rank: #6162
• State rank: #73 of 116 in MT

Livability — Butte-Silver Bow (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Butte-Silver Bow (balance), MT
• County: Silver Bow County · 34,232 people
• City population: 35,306
• Metro: Butte-Silver Bow, MT
• Population (ZIP): 34,232
• Household income: $60,437
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1060.0

Population outlook (Silver Bow County) Hauer SSP2

• Today (2025): 35,745 people
• By 2030: 36,359 · +1.7%
• By 2040: 37,490 · +4.9%
• By 2050: 38,593 · +8.0%
• By 2075: 43,773 · +22.5%
• By 2100: 48,513 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Korean 1% Arabic 1%

Political lean MEDSL · Silver Bow

• 2024 margin: Lean D (+7.0) · D 51.5% · R 44.5% · Other 4.0%
• 2008→2024 swing: -33.4pp toward R · 2008: 40.4pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+14.1 2016: D+14.2 2012: D+32.5 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.08%
• Current HPI: 268.4972
• Rent YoY: ▲ 10.44%
• Metro: Butte-Silver Bow, MT
• 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

+87.5% since first listed

9 events — show timeline

• 2025-11-18 Listed $135,000 MRMLS
• 2025-11-13 Listed $135,000 BSCMLS
• 2024-07-16 Sold (MLS) — MRMLS
• 2024-07-15 Sold (Public Records) — Public Records
• 2024-07-15 Sold (MLS) — BSCMLS
• 2024-07-01 Pending — MRMLS
• 2024-07-01 Pending — BSCMLS
• 2024-06-28 Listed $72,000 MRMLS
• 2024-06-19 Listed $72,000 BSCMLS

Property tax history

+9.0%/yr

Latest (2025): $1,403 · -30.4% YoY. Source: county tax records.