101 N Main St · Baker, MT 59313

$124,900

1 bd · 1.0 ba · 795 sqft · SingleFamily public records · 144 Days on market

Built 1919 0.32 ac lot $157/sqft · 68% above area Est $159k · 21% under ↓ 4% 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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Appreciation +8.6/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

INVESTOR SPECIAL-Two Residential Units on a large corner commercial lot. House #1 built in 1906 is a 1177SQFT Ranch with 3 Bed/1.5 bath. Main level features 2 beds/1full bath, finished attic houses 3RD bedroom + expansive storage room ready for 4TH bed conversion. 523SQFT unfinished basement needs foundation work and houses 1/2 unfinished bath. House #2 is a 1919 built 795 SQFT 1 bed/1bath cottage (currently uninhabitable), brings huge value-add potential as a rental/ADU once renovated. Commercial zoning allows for flexible residential or business use (buyer to verify). Property is being sold AS IS AS SHOWN! Bring your contractor and your imagination!

Key facts

• 0.32 acre lot
• Built 1919
• Listed 144 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (29.4% below list).
• Recommended offer: $88k (29.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#4 in MT, #1,349 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Baker K-12 Schools (rural): math 42% / reading 39% proficiency, ranked #52 of 116 in MT (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $9k appreciation (7.3% local appreciation)).
• Fallon County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, 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 144 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,202 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $158,730
• List price: $124,900
• Delta: -21.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 S 3rd St E	0.32mi	1/1.0	756 (-5%)	11mo	$25,000	$33	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.13×
• Total profit: $39,484
• Equity at exit: $88,680

10-year hold

• IRR: 15.5%
• Equity multiple: 4.41×
• Total profit: $119,099
• Equity at exit: $170,416

Cash invested: $34,972 (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 59313

• Home prices YoY: 4.8%
• Active inventory: 11
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-96

Break-even live

Break-even rent $1,003

Max offer price $107,978

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-60	+0% $-96	+5% $-131	+10% $-166
Rent	-10% $-165	-5% $-131	+0% $-96	+5% $-61	+10% $-26
Rate	-1.0pp $-33	-0.5pp $-64	base $-96	+0.5pp $-128	+1.0pp $-161

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $124,900 Active 144 DOM
2. 2026-06-18
   days on market $124,900 Active 142 DOM
3. 2026-06-17
   days on market $124,900 Active 141 DOM
4. 2026-06-16
   days on market $124,900 Active 140 DOM
5. 2026-06-15
   days on market $124,900 Active 139 DOM
6. 2026-06-13
   days on market $124,900 Active 137 DOM
7. 2026-06-12
   days on market $124,900 Active 136 DOM
8. 2026-06-09
   days on market $124,900 Active 133 DOM
9. 2026-06-08
   days on market $124,900 Active 132 DOM
10. 2026-06-07
    days on market $124,900 Active 131 DOM
11. 2026-06-05
    days on market $124,900 Active 129 DOM
12. 2026-06-04
    days on market $124,900 Active 127 DOM
13. 2026-06-02
    days on market $124,900 Active 126 DOM
14. 2026-06-01
    days on market $124,900 Active 125 DOM
15. 2026-05-31
    days on market $124,900 Active 124 DOM
16. 2026-03-11
    price $124,900 660-char remark

    Show marketing remark (660 chars)

    INVESTOR SPECIAL-Two Residential Units on a large corner commercial lot. House #1 built in 1906 is a 1177SQFT Ranch with 3 Bed/1.5 bath. Main level features 2 beds/1full bath, finished attic houses 3RD bedroom + expansive storage room ready for 4TH bed conversion. 523SQFT unfinished basement needs foundation work and houses 1/2 unfinished bath. House #2 is a 1919 built 795 SQFT 1 bed/1bath cottage (currently uninhabitable), brings huge value-add potential as a rental/ADU once renovated. Commercial zoning allows for flexible residential or business use (buyer to verify). Property is being sold AS IS AS SHOWN! Bring your contractor and your imagination!

17. 2026-01-27
    listed $129,900 Active 660-char remark

    Show marketing remark (660 chars)

    INVESTOR SPECIAL-Two Residential Units on a large corner commercial lot. House #1 built in 1906 is a 1177SQFT Ranch with 3 Bed/1.5 bath. Main level features 2 beds/1full bath, finished attic houses 3RD bedroom + expansive storage room ready for 4TH bed conversion. 523SQFT unfinished basement needs foundation work and houses 1/2 unfinished bath. House #2 is a 1919 built 795 SQFT 1 bed/1bath cottage (currently uninhabitable), brings huge value-add potential as a rental/ADU once renovated. Commercial zoning allows for flexible residential or business use (buyer to verify). Property is being sold AS IS AS SHOWN! Bring your contractor and your imagination!

18. 2005-03-04
    soldstatus
19. 2004-08-10
    soldstatus
20. 1998-05-15
    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: $1,027 · $86/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$22/yr (+$2/mo · 2.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,584
• − Mortgage interest: −$6,996
• − Property taxes: −$1,027
• − Insurance: −$624
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$3,633
• Taxable loss: −$3,390
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $-336/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: Baker K-12 Schools
• NCES district ID: 3002730
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $52,699
• Composite: 35.19/100
• National rank: #4996
• State rank: #52 of 116 in MT

Livability — Baker

• Score: 81/100
• State rank: #4
• US rank: #1349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baker, MT
• Population (ZIP): 2,147

Population outlook (Fallon County) Hauer SSP2

• Today (2025): 3,692 people
• By 2030: 3,986 · +8.0%
• By 2040: 4,662 · +26.3%
• By 2050: 5,439 · +47.3%
• By 2075: 7,519 · +103.7%
• By 2100: 8,763 · +137.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Native American 3%
• Common ancestry: Portuguese 21% Romanian 2% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Fallon

• 2024 margin: Solid R (+75.6) · D 10.8% · R 86.5% · Other 2.7%
• 2008→2024 swing: -23.5pp toward R · 2008: -52.1pp · 2024: -75.6pp
• All cycles: 2024: R+75.6 2020: R+76.4 2016: R+76.1 2012: R+63.4 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.26%
• Current HPI: 157.9608
• 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

-3.8% since first listed

5 events — show timeline

• 2026-03-11 Price Changed $124,900 BMTMLS
• 2026-01-27 Listed $129,900 BMTMLS
• 2005-03-04 Sold (Public Records) — Public Records
• 2004-08-10 Sold (Public Records) — Public Records
• 1998-05-15 Sold (Public Records) — Public Records

Property tax history

+14.4%/yr

Latest (2025): $1,027 · -4.5% YoY. Source: county tax records.