610 3rd Ave SW · Choteau, MT 59422

$70,000

2 bd · 1.0 ba · 1,124 sqft · Manufactured public records · 30 Days on market

Built 1976 0.26 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Generous level lot
• Sunny enclosed porch
• 0.26 acre lot

Tags

• PARTIALLY FENCED YARD
• SUNNY ENCLOSED PORCH
• BONUS ROOM WITH DOGGY DOOR
• DETACHED 2 CAR GARAGE
• GENEROUS LEVEL LOT

Property features AI

Exterior

• Parking: Attached or detached garage with 2 spaces
• Utilities: Public sewer; Natural gas available and connected; Electricity connected; Cable available; Phone available; Water source: Other; See remarks for additional utility details
• Home design: Manufactured home (single wide); Residential property
• Construction: Pillar/post/pier foundation
• Exterior features: Enclosed patio/porch; Partial fencing; Shed(s); Level lot; Public maintained road frontage on a city street; Irrigation water rights

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating
• Interior features: High speed internet
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#8 in MT, #1,736 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D-, commute F.
• Choteau H S (rural): math 40% / reading 40% proficiency, ranked #151 of 339 in MT (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 1 units permitted in Teton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Teton County population projected at -12% 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.88%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $184,336
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 1st Ave SW	0.18mi	3/2.0 (+1)	1,216 (+8%)	11mo	$199,500	$164	59

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $12,483
• Equity at exit: $10,437

10-year hold

• IRR: 24.5%
• Equity multiple: 3.12×
• Total profit: $41,613
• Equity at exit: $6,052

Cash invested: $19,600 (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 59422

• Home prices YoY: -10.2%
• Active inventory: 28
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $374

Break-even live

Break-even rent $625

Max offer price $70,000

Occupancy floor 61%

Sensitivity live

Price	-10% $413	-5% $394	+0% $374	+5% $354	+10% $334
Rent	-10% $287	-5% $330	+0% $374	+5% $417	+10% $460
Rate	-1.0pp $409	-0.5pp $392	base $374	+0.5pp $356	+1.0pp $337

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $70,000 Active 30 DOM
2. 2026-06-21
   days on market $70,000 Active 29 DOM
3. 2026-06-18
   days on market $70,000 Active 27 DOM
4. 2026-06-17
   days on market $70,000 Active 26 DOM
5. 2026-06-16
   days on market $70,000 Active 25 DOM
6. 2026-06-15
   days on market $70,000 Active 24 DOM
7. 2026-06-13
   days on market $70,000 Active 22 DOM
8. 2026-06-12
   pricedays on market $70,000 Active 21 DOM
9. 2026-06-09
   days on market $75,000 Active 18 DOM
10. 2026-06-08
    days on market $75,000 Active 17 DOM
11. 2026-06-07
    days on market $75,000 Active 16 DOM
12. 2026-06-05
    days on market $75,000 Active 14 DOM
13. 2026-06-04
    days on market $75,000 Active 12 DOM
14. 2026-06-02
    days on market $75,000 Active 11 DOM
15. 2026-06-01
    days on market $75,000 Active 10 DOM
16. 2026-05-31
    days on market $75,000 Active 9 DOM
17. 2026-05-22
    listed $75,000 Active
18. 2007-09-28
    soldstatus
19. 2000-05-01
    soldstatus
20. 1995-05-25
    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: $1,169 · $97/mo
• Projected year-2 tax: $1,169 · $97/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 5/10 Major
• 🌡 Heat 2/10 Low 6 d/yr ≥90°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,176
• − Mortgage interest: −$3,921
• − Property taxes: −$1,169
• − Insurance: −$350
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,036
• Taxable income: $3,591
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,623/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: Choteau H S
• NCES district ID: 3006330
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 40% ▼ -30.00%
• Median HH income: $38,448
• Composite: 35.82/100
• National rank: #9617
• State rank: #151 of 339 in MT

Livability — Choteau

• Score: 80/100
• State rank: #8
• US rank: #1736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Choteau, MT
• Population (ZIP): 2,947

Population outlook (Teton County) Hauer SSP2

• Today (2025): 5,863 people
• By 2030: 5,715 · -2.5%
• By 2040: 5,421 · -7.5%
• By 2050: 5,132 · -12.5%
• By 2075: 4,937 · -15.8%
• By 2100: 4,210 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Native American 2%
• Common ancestry: Italian 7% Portuguese 6% Slovak 3%
• Foreign-born: 0% · Canada
• Languages at home: 93% English-only · German/W. Germanic 6%

Political lean MEDSL · Teton

• 2024 margin: Solid R (+45.0) · D 26.0% · R 71.0% · Other 3.0%
• 2008→2024 swing: -27.3pp toward R · 2008: -17.7pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+43.3 2016: R+42.9 2012: R+31.3 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.63%
• Current HPI: 260.4081
• 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

4 events — show timeline

• 2026-05-22 Listed $75,000 MRMLS
• 2007-09-28 Sold (Public Records) — Public Records
• 2000-05-01 Sold (Public Records) — Public Records
• 1995-05-25 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,169 · -2.9% YoY. Source: county tax records.