317 1st Ave SE · Ronan, MT 59864

$215,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 307 Days on market

Built 1933 6,229 sqft lot Est $188k · 14% over ↓ 19% since listing

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Why this score? — see what drove the D 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 +17.0/30.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +1.1/15.0

Listing remarks MLS

Fantastic Centrally Located Commercial/Residential Multi-Use Location. 2 bedroom/ 1 bath home with a great open floorplan. New flooring, interior paint. Laundry Room. Detached 24x28 garage. Call Frank Schmitz at 406-249-6491, or your real estate professional.

Key facts

• Covered front porch
• Corner lot
• Mountain views

Tags

• COVERED FRONT PORCH
• MOUNTAIN VIEWS
• CORNER LOT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage with 2 car spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Metal roof
• Exterior features: Covered patio/porch; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Dishwasher (not listed separately; none specified)
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Ductless heating and cooling; Electric heating
• Interior features: Dryer; Range; Refrigerator; Washer; Unfinished concrete basement
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $147 ($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 $189k (12.3% below list).
• Recommended offer: $189k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.5% in Ronan — 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 67/100 on livability (#110 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Ronan H S (rural): math 15% / reading 35% proficiency, ranked #252 of 339 in MT (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: K William Harvey Elem (math 27% / reading 32%, grade F, #223 of 293 statewide, top 79%, 425 students, 0% FRL); Ronan Middle School (math 16% / reading 31%, grade F, #122 of 146 statewide, top 84%, 446 students, 0% FRL); Ronan High School (math 12% / reading 32%, grade F, #108 of 132 statewide, top 83%, 416 students, 0% FRL).
• Market conditions: 52 active listings in the ZIP; 19 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,558 (12.3% below list)

Questions for the listing agent

1. It's been on market 307 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 1933 — 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. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $188,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 3rd Ave SE	0.16mi	2/1.0 (-1)	958 (+14%)	16mo	$215,000	$224	51
605 5th Ave SW	0.45mi	2/1.0 (-1)	944 (+12%)	20mo	$165,999	$176	36

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-25,523
• Equity at exit: $32,057

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-10,395
• Equity at exit: $18,589

Cash invested: $60,200 (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 59864

• Home prices YoY: -1.8%
• Active inventory: 52
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $147

Break-even live

Break-even rent $1,699

Max offer price $215,000

Occupancy floor 87%

Sensitivity live

Price	-10% $269	-5% $208	+0% $147	+5% $86	+10% $26
Rent	-10% $-2	-5% $73	+0% $147	+5% $222	+10% $296
Rate	-1.0pp $255	-0.5pp $202	base $147	+0.5pp $91	+1.0pp $35

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-22
   days on market $215,000 Active 307 DOM
2. 2026-06-21
   days on market $215,000 Active 306 DOM
3. 2026-06-21
   days on market $215,000 Active 305 DOM
4. 2026-06-18
   days on market $215,000 Active 303 DOM
5. 2026-06-17
   days on market $215,000 Active 302 DOM
6. 2026-06-16
   days on market $215,000 Active 301 DOM
7. 2026-06-15
   days on market $215,000 Active 300 DOM
8. 2026-06-13
   days on market $215,000 Active 298 DOM
9. 2026-06-12
   days on market $215,000 Active 297 DOM
10. 2026-06-09
    days on market $215,000 Active 294 DOM
11. 2026-06-08
    days on market $215,000 Active 293 DOM
12. 2026-06-07
    days on market $215,000 Active 292 DOM
13. 2026-06-05
    days on market $215,000 Active 290 DOM
14. 2026-06-04
    days on market $215,000 Active 288 DOM
15. 2026-06-02
    days on market $215,000 Active 287 DOM
16. 2026-06-01
    status $215,000 Active 286 DOM
17. 2026-06-01
    days on market $215,000 Active Under Contract 286 DOM
18. 2026-05-31
    days on market $215,000 Active Under Contract 285 DOM
19. 2026-05-04
    historical Active Under Contract
20. 2026-03-24
    price $215,000
21. 2026-01-06
    price $224,900
22. 2025-12-05
    status Active
23. 2025-11-16
    historical Active Under Contract
24. 2025-11-06
    price $240,000
25. 2025-09-30
    status Active
26. 2025-08-29
    historical Active Under Contract
27. 2025-08-19
    listed $250,000 Active
28. 2022-06-13
    soldstatus 259-char remark

    Show marketing remark (259 chars)

    Fantastic Centrally Located Commercial/Residential Multi-Use Location. 2 bedroom/ 1 bath home with a great open floorplan. New flooring, interior paint. Laundry Room. Detached 24x28 garage. Call Frank Schmitz at 406-249-6491, or your real estate professional.

29. 2022-06-10
    soldstatus
30. 2022-03-29
    listed $265,999 259-char remark

    Show marketing remark (259 chars)

    Fantastic Centrally Located Commercial/Residential Multi-Use Location. 2 bedroom/ 1 bath home with a great open floorplan. New flooring, interior paint. Laundry Room. Detached 24x28 garage. Call Frank Schmitz at 406-249-6491, or your real estate professional.

31. 2002-05-21
    soldstatus

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,806 · $150/mo
• Expected delta: +$302/yr (+$25/mo · 20.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,627
• − Mortgage interest: −$12,043
• − Property taxes: −$1,504
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$6,255
• Taxable loss: −$1,870
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $2,215/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: Ronan H S
• NCES district ID: 3022800
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $36,640
• Composite: 23.78/100
• National rank: #13226
• State rank: #252 of 339 in MT

Livability — Ronan

• Score: 67/100
• State rank: #110
• US rank: #11131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ronan, MT
• Population (ZIP): 7,399

Population outlook (Lake County) Hauer SSP2

• Today (2025): 30,614 people
• By 2030: 30,774 · +0.5%
• By 2040: 30,830 · +0.7%
• By 2050: 31,195 · +1.9%
• By 2075: 33,748 · +10.2%
• By 2100: 35,779 · +16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 51% Native American 35% Two or more races 11% Hispanic / Latino 4%
• Common ancestry: Portuguese 4% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 93% English-only · Spanish 2%

Political lean MEDSL · Lake

• 2024 margin: R (+19.9) · D 38.5% · R 58.4% · Other 3.1%
• 2008→2024 swing: -21.9pp toward R · 2008: 1.9pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+14.5 2016: R+21.3 2012: R+10.4 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.97%
• Current HPI: 275.309
• 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

-19.2% since first listed

13 events — show timeline

• 2026-05-04 Contingent — MRMLS
• 2026-03-24 Price Changed $215,000 MRMLS
• 2026-01-06 Price Changed $224,900 MRMLS
• 2025-12-05 Relisted — MRMLS
• 2025-11-16 Contingent — MRMLS
• 2025-11-06 Price Changed $240,000 MRMLS
• 2025-09-30 Relisted — MRMLS
• 2025-08-29 Contingent — MRMLS
• 2025-08-19 Listed $250,000 MRMLS
• 2022-06-13 Sold (MLS) — MRMLS
• 2022-06-10 Sold (Public Records) — Public Records
• 2022-03-29 Listed $265,999 MRMLS
• 2002-05-21 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,504 · -11.4% YoY. Source: county tax records.