34 E Center St · Butte-Silver Bow (balance), MT 59701

$194,900

3 bd · 2.0 ba · 1,486 sqft · SingleFamily public records · 52 Days on market

Built 1880 1,960 sqft lot Est $217k · 10% under ↓ 5% 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 +14.7/30.0
• ARV discount +12.1/15.0
• Rent growth +5.0/5.0
• DSCR +4.5/10.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Hot water tank
• Large sunroom
• Newer heating system

Tags

• SPACIOUS LIVING ROOM
• LARGE SUNROOM
• NEWER HEATING SYSTEM
• HOT WATER TANK
• ROOF REPLACED

Property features AI

Finance

• Other: Property listed by Platinum Real Estate
• Financial info: Annual tax amount reported

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One story
• Construction: Above-grade finished area: 836; Total finished area: 1543
• Exterior features: Lot zoned R4

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; No central air
• Interior features: Basement with walk-out access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $49 ($588/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 $158k (19.0% below list).
• Recommended offer: $158k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 D — 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,857 (19.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $216,956
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Bennett St	0.14mi	2/1.0 (-1)	1,472 (-1%)	9mo	$215,000	$146	75
205 E Pacific St	0.31mi	3/1.5	1,462 (-2%)	11mo	$199,000	$136	72
21 Oneil St	0.14mi	2/1.0 (-1)	1,279 (-14%)	1mo	$150,000	$117	61
121 Blue Wing St	0.38mi	4/1.0 (+1)	1,531 (+3%)	10mo	$205,000	$134	60
705 Lexington Ave	0.63mi	3/2.0	1,468 (-1%)	15mo	$320,000	$218	56
6 E La Platte St	0.09mi	3/1.5	1,701 (+14%)	21mo	$255,000	$150	52
6 W Copper St	0.62mi	3/1.5	1,421 (-4%)	14mo	$354,900	$250	50
75 E Copper St	0.58mi	2/1.5 (-1)	1,403 (-6%)	15mo	$185,000	$132	44
305 Virginia St	0.59mi	3/2.0	1,343 (-10%)	19mo	$319,000	$238	41

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: -9.7%
• Equity multiple: 0.63×
• Total profit: $-20,186
• Equity at exit: $29,060

10-year hold

• IRR: 5.0%
• Equity multiple: 1.44×
• Total profit: $24,137
• Equity at exit: $16,851

Cash invested: $54,572 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $49

Break-even live

Break-even rent $1,517

Max offer price $194,900

Occupancy floor 92%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $194,900 Active 52 DOM
2. 2026-06-18
   days on market $194,900 Active 51 DOM
3. 2026-06-17
   days on market $194,900 Active 50 DOM
4. 2026-06-16
   days on market $194,900 Active 49 DOM
5. 2026-06-15
   days on market $194,900 Active 48 DOM
6. 2026-06-14
   days on market $194,900 Active 46 DOM
7. 2026-06-12
   days on market $194,900 Active 45 DOM
8. 2026-06-09
   days on market $194,900 Active 42 DOM
9. 2026-06-08
   days on market $194,900 Active 41 DOM
10. 2026-06-07
    pricedays on market $194,900 Active 40 DOM
11. 2026-06-05
    days on market $204,900 Active 37 DOM
12. 2026-06-03
    days on market $204,900 Active 36 DOM
13. 2026-06-02
    days on market $204,900 Active 35 DOM
14. 2026-06-01
    days on market $204,900 Active 34 DOM
15. 2026-05-31
    days on market $204,900 Active 33 DOM
16. 2026-05-30
    days on market $204,900 Active 32 DOM
17. 2026-05-20
    price $204,900
18. 2026-04-27
    listed $215,000 Active
19. 2004-08-26
    soldstatus
20. 2002-08-07
    soldstatus
21. 2002-07-12
    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: $1,137 · $95/mo
• Projected year-2 tax: $1,637 · $136/mo
• Expected delta: +$500/yr (+$42/mo · 44.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 1 d/yr ≥86°F today · 3 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: $18,943
• − Mortgage interest: −$10,917
• − Property taxes: −$1,137
• − Insurance: −$974
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$5,670
• Taxable loss: −$2,787
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $1,257/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

-4.7% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $204,900 BSCMLS
• 2026-04-27 Listed $215,000 BSCMLS
• 2004-08-26 Sold (Public Records) — Public Records
• 2002-08-07 Sold (Public Records) — Public Records
• 2002-07-12 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,137 · -9.5% YoY. Source: county tax records.