420 6th St · Havre, MT 59501

$169,000

3 bd · 1.0 ba · 1,770 sqft · SingleFamily public records · 281 Days on market

Built 1935 6,000 sqft lot Est $212k · 20% under

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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 +12.4/30.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

Key facts

• Recent updates
• Finished basement
• New appliances

Tags

• FINISHED BASEMENT
• RECENT UPDATES
• REFRESHED KITCHEN
• NEW COUNTERTOPS
• NEW APPLIANCES

Property features AI

Exterior

• Parking: Garage (1.5 spaces)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Lot approximately 50 x 120

Interior

• Kitchen: Dishwasher; Freezer; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Freezer; Refrigerator; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-27 ($-324/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (19.3% below list).
• Recommended offer: $136k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#62 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Havre H S (town): math 35% / reading 50% proficiency, ranked #125 of 339 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Havre Middle School (math 34% / reading 46%, grade F, #59 of 146 statewide, top 41%, 388 students, 0% FRL); Havre High School (math 27% / reading 37%, grade F, #57 of 132 statewide, top 45%, 531 students, 0% FRL).
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1 units permitted in Hill County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $46k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,427 (19.3% 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 281 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — 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. 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: 0.81% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $212,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 7th Ave	0.30mi	2/2.5 (-1)	1,776 (+0%)	3mo	$175,000	$99	72
612 4th Ave	0.06mi	4/2.5 (+1)	1,911 (+8%)	9mo	$259,000	$136	65
215 9th St	0.24mi	4/2.0 (+1)	1,928 (+9%)	15mo	$250,000	$130	52
1202 4th St	0.53mi	3/3.0	1,818 (+3%)	13mo	$179,000	$98	52
1008 6th St	0.42mi	4/1.5 (+1)	1,792 (+1%)	24mo	$235,000	$131	52
812 10th St	0.39mi	4/2.0 (+1)	1,706 (-4%)	22mo	$150,000	$88	48
914 5th St	0.38mi	3/2.5	1,653 (-7%)	21mo	$199,000	$120	48

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-29,123
• Equity at exit: $25,198

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-27,649
• Equity at exit: $14,612

Cash invested: $47,320 (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 59501

• Active inventory: 117
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$148 /mo · $1,777/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-27

Break-even live

Break-even rent $1,398

Max offer price $164,229

Occupancy floor 97%

Sensitivity live

Price	-10% $69	-5% $21	+0% $-27	+5% $-75	+10% $-123
Rent	-10% $-135	-5% $-81	+0% $-27	+5% $27	+10% $81
Rate	-1.0pp $58	-0.5pp $16	base $-27	+0.5pp $-71	+1.0pp $-115

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 5th St Havre, MT	3.0	2.0	1440	$1,200	$0.83	16d	1	0.48mi

Listing history 21 events

1. 2026-06-07
   days on marketlisting id $169,000 Pending 281 DOM
2. 2026-05-19
   status Active 429-char remark

   Show marketing remark (429 chars)

   The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

3. 2026-05-19
   status Active

   Show marketing remark (429 chars)

   The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

4. 2026-05-01
   status Pending 429-char remark

   Show marketing remark (429 chars)

   The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

5. 2026-04-16
   price $169,000 429-char remark

   Show marketing remark (429 chars)

   The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

6. 2026-04-16
   price $169,000

   Show marketing remark (429 chars)

   The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

7. 2026-03-17
   price $179,000 429-char remark

   Show marketing remark (429 chars)

   The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

8. 2026-03-17
   price $179,000

   Show marketing remark (429 chars)

   The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

9. 2026-01-06
   price $185,000 429-char remark

   Show marketing remark (429 chars)

   The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

10. 2026-01-06
    price $185,000

    Show marketing remark (429 chars)

    The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

11. 2025-10-09
    price $199,900

    Show marketing remark (429 chars)

    The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

12. 2025-10-09
    price $199,900 429-char remark

    Show marketing remark (429 chars)

    The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

13. 2025-08-04
    listed $215,000 Active 429-char remark

    Show marketing remark (429 chars)

    The main level features 3 bedrooms and 1 full bath, while the finished basement provides two additional non-conforming bedrooms and flexible space for your needs. You'll appreciate the recent updates throughout, including fresh flooring and a refreshed kitchen with new countertops and appliances. With a 1.5 car garage and a generous layout, this property is a great opportunity to build equity while adding your personal touch.

14. 2025-08-01
    listed $215,000 Active
15. 2025-06-23
    status Active
16. 2025-06-23
    price $230,000
17. 2025-06-06
    listed $249,650 Active
18. 2025-04-28
    listed $249,650 Active
19. 2025-03-17
    price $249,900
20. 2025-02-21
    listed $275,000 Active
21. 2022-10-31
    listed $150,000

ⓘ 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: $1,777 · $148/mo
• Projected year-2 tax: $1,777 · $148/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 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,371
• − Mortgage interest: −$9,467
• − Property taxes: −$1,777
• − Insurance: −$845
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,916
• Taxable loss: −$3,253
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $457/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: Havre H S
• NCES district ID: 3013590
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $44,545
• Composite: 38.34/100
• National rank: #8537
• State rank: #125 of 339 in MT

Livability — Havre

• Score: 71/100
• State rank: #62
• US rank: #6620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havre, MT
• County: Hill County · 12,243 people
• City population: 12,243
• Metro: nan
• Population (ZIP): 12,243
• Household income: $51,872
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 309.0

Population outlook (Hill County) Hauer SSP2

• Today (2025): 16,841 people
• By 2030: 16,954 · +0.7%
• By 2040: 17,063 · +1.3%
• By 2050: 17,130 · +1.7%
• By 2075: 17,273 · +2.6%
• By 2100: 16,542 · -1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 10% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 11% Italian 6% Scottish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hill

• 2024 margin: R (+18.2) · D 38.7% · R 56.9% · Other 4.4%
• 2008→2024 swing: -30.4pp toward R · 2008: 12.2pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+13.6 2016: R+17.3 2012: D+3.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.86%
• Current HPI: 209.1198
• Rent YoY: —
• Metro: nan
• 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

+12.7% since first listed

20 events — show timeline

• 2026-05-19 Relisted — MRMLS
• 2026-05-19 Relisted — HHLMLS
• 2026-05-01 Pending — MRMLS
• 2026-04-16 Price Changed $169,000 MRMLS
• 2026-04-16 Price Changed $169,000 HHLMLS
• 2026-03-17 Price Changed $179,000 MRMLS
• 2026-03-17 Price Changed $179,000 HHLMLS
• 2026-01-06 Price Changed $185,000 MRMLS
• 2026-01-06 Price Changed $185,000 HHLMLS
• 2025-10-09 Price Changed $199,900 HHLMLS
• 2025-10-09 Price Changed $199,900 MRMLS
• 2025-08-04 Listed $215,000 MRMLS
• 2025-08-01 Listed $215,000 HHLMLS
• 2025-06-23 Relisted — HHLMLS
• 2025-06-23 Price Changed $230,000 HHLMLS
• 2025-06-06 Listed $249,650 HHLMLS
• 2025-04-28 Listed $249,650 HHLMLS
• 2025-03-17 Price Changed $249,900 HHLMLS
• 2025-02-21 Listed $275,000 HHLMLS
• 2022-10-31 Listed $150,000 HHLMLS

Property tax history

+1.3%/yr

Latest (2025): $1,777 · -19.7% YoY. Source: county tax records.