217 Chestnut St · Plentywood, MT 59254

$99,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 32 Days on market

Built 1915 0.29 ac lot

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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 +16.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Updated electrical
• New hot water heater
• Oversized lot

Tags

• QUIET RESIDENTIAL STREET
• OVERSIZED LOT
• MAIN FLOOR BEDROOMS
• UPDATED ELECTRICAL
• NEW HOT WATER HEATER
• NEW WINDOWS

Property features AI

Finance

• Other: Private, rectangular lot on a paved, city street (approx. 50' x 252', 0.29 acres); Public maintained road

Exterior

• Parking: Detached garage (1 car); Driveway; Additional parking
• Utilities: Public water; Public sewer; Propane available; Electricity connected; Phone available; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Masonite exterior; Metal roof; Concrete perimeter foundation; Built with concrete basement (interior entry, unfinished with storage space)
• Exterior features: Private yard; Storage shed(s); Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Vinyl; Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating; Central air conditioning; Ceiling fan cooling
• Interior features: Ceiling fans; High-speed internet; Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $55 ($654/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 $86k (12.7% below list).
• Recommended offer: $86k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#27 in MT, #3,371 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Plentywood K-12 Schools (rural): math 35% / reading 45% proficiency, ranked #142 of 339 in MT (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 5 units permitted in Sheridan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($684 loan paydown + $4k appreciation (3.9% local appreciation)).
• Sheridan County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,447 (12.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.72×
• Total profit: $20,078
• Equity at exit: $49,515

10-year hold

• IRR: 13.6%
• Equity multiple: 3.20×
• Total profit: $60,998
• Equity at exit: $80,449

Cash invested: $27,720 (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 59254

• Home prices YoY: 2.2%
• Active inventory: 18
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $864 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $55

Break-even live

Break-even rent $795

Max offer price $99,000

Occupancy floor 89%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 32 DOM
2. 2026-06-17
   days on market $99,000 Active 31 DOM
3. 2026-06-16
   days on market $99,000 Active 30 DOM
4. 2026-06-15
   days on market $99,000 Active 29 DOM
5. 2026-06-13
   days on market $99,000 Active 27 DOM
6. 2026-06-12
   days on market $99,000 Active 26 DOM
7. 2026-06-09
   days on market $99,000 Active 23 DOM
8. 2026-06-08
   days on market $99,000 Active 22 DOM
9. 2026-06-07
   days on market $99,000 Active 21 DOM
10. 2026-06-05
    days on market $99,000 Active 19 DOM
11. 2026-06-04
    days on market $99,000 Active 17 DOM
12. 2026-06-02
    days on market $99,000 Active 16 DOM
13. 2026-06-01
    days on market $99,000 Active 15 DOM
14. 2026-05-31
    days on market $99,000 Active 14 DOM
15. 2026-05-17
    listed $99,000 Active
16. 1999-03-19
    soldstatus
17. 1995-07-03
    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: $816 · $68/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$16/yr (+$1/mo · 1.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,374
• − Mortgage interest: −$5,546
• − Property taxes: −$816
• − Insurance: −$495
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$2,880
• Taxable loss: −$1,022
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $900/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: Plentywood K-12 Schools
• NCES district ID: 3020960
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $46,145
• Composite: 36.53/100
• National rank: #9299
• State rank: #142 of 339 in MT

Livability — Plentywood

• Score: 76/100
• State rank: #27
• US rank: #3371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plentywood, MT
• Population (ZIP): 1,845

Population outlook (Sheridan County) Hauer SSP2

• Today (2025): 4,481 people
• By 2030: 4,951 · +10.5%
• By 2040: 6,013 · +34.2%
• By 2050: 7,266 · +62.2%
• By 2075: 10,842 · +142.0%
• By 2100: 13,272 · +196.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 13% Scottish 5% Italian 4%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Sheridan

• 2024 margin: Solid R (+42.5) · D 26.6% · R 69.1% · Other 4.3%
• 2008→2024 swing: -40.8pp toward R · 2008: -1.7pp · 2024: -42.5pp
• All cycles: 2024: R+42.5 2020: R+40.8 2016: R+41.7 2012: R+28.2 2008: R+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.88%
• Current HPI: 177.4482
• 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

• 2026-05-17 Listed $99,000 GNMLS
• 1999-03-19 Sold (Public Records) — Public Records
• 1995-07-03 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $816 · -15.1% YoY. Source: county tax records.