1636 Harrison Ave · Butte-Silver Bow (balance), MT 59701

$59,500

1 bd · 1.0 ba · 994 sqft · Land · 307 Days on market

Built 1901 3,485 sqft lot ↓ 11% since listing

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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
• Rent growth +5.0/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime vacant land on highly sought-after Harrison Avenue in Butte! This centrally located parcel is zoned C-2 Community Commercial, offering immense potential for a wide array of development opportunities. 1 Ready for your vision! SELLER WILL CONSIDER OWNER FINANCING WITH ACCEPTABLE TERMS!

Key facts

• Harrison avenue
• Vacant land
• Zoned c-2

Tags

• VACANT LAND
• HARRISON AVENUE
• ZONED C-2
• COMMUNITY COMMERCIAL
• DEVELOPMENT OPPORTUNITIES

Property features AI

Finance

• Financial info: Annual tax: $963

Exterior

• Utilities: Public water available; Public sewer available; Electricity available
• Home design: Property type: Land (Unimproved Land); Possible use: Commercial
• Exterior features: C2 zoning; Lot approximately 3,485 sq ft (0.08 acres); Address: 1636 Harrison Ave

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unimproved interior (land)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $60k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 B — 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.05% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.92%
• DSCR: 2.82
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 2.98×
• Total profit: $32,988
• Equity at exit: $8,872

10-year hold

• IRR: 51.2%
• Equity multiple: 7.28×
• Total profit: $104,646
• Equity at exit: $5,144

Cash invested: $16,660 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $568

Break-even live

Break-even rent $499

Max offer price $59,500

Occupancy floor 48%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $59,500 Active 307 DOM
2. 2026-06-18
   days on market $59,500 Active 306 DOM
3. 2026-06-17
   days on market $59,500 Active 305 DOM
4. 2026-06-16
   days on market $59,500 Active 304 DOM
5. 2026-06-15
   days on market $59,500 Active 303 DOM
6. 2026-06-14
   days on market $59,500 Active 301 DOM
7. 2026-06-12
   days on market $59,500 Active 300 DOM
8. 2026-06-09
   days on market $59,500 Active 297 DOM
9. 2026-06-08
   days on market $59,500 Active 296 DOM
10. 2026-06-07
    days on market $59,500 Active 295 DOM
11. 2026-06-05
    days on market $59,500 Active 292 DOM
12. 2026-06-03
    days on market $59,500 Active 291 DOM
13. 2026-06-02
    days on market $59,500 Active 290 DOM
14. 2026-06-01
    days on market $59,500 Active 289 DOM
15. 2026-05-31
    days on market $59,500 Active 288 DOM
16. 2026-05-30
    days on market $59,500 Active 287 DOM
17. 2026-04-24
    price $59,500

    Show marketing remark (291 chars)

    Prime vacant land on highly sought-after Harrison Avenue in Butte! This centrally located parcel is zoned C-2 Community Commercial, offering immense potential for a wide array of development opportunities. 1 Ready for your vision! SELLER WILL CONSIDER OWNER FINANCING WITH ACCEPTABLE TERMS!

18. 2026-04-24
    price $59,500 291-char remark

    Show marketing remark (291 chars)

    Prime vacant land on highly sought-after Harrison Avenue in Butte! This centrally located parcel is zoned C-2 Community Commercial, offering immense potential for a wide array of development opportunities. 1 Ready for your vision! SELLER WILL CONSIDER OWNER FINANCING WITH ACCEPTABLE TERMS!

19. 2026-02-19
    status Active

    Show marketing remark (291 chars)

    Prime vacant land on highly sought-after Harrison Avenue in Butte! This centrally located parcel is zoned C-2 Community Commercial, offering immense potential for a wide array of development opportunities. 1 Ready for your vision! SELLER WILL CONSIDER OWNER FINANCING WITH ACCEPTABLE TERMS!

20. 2026-02-19
    status Active 291-char remark

    Show marketing remark (291 chars)

    Prime vacant land on highly sought-after Harrison Avenue in Butte! This centrally located parcel is zoned C-2 Community Commercial, offering immense potential for a wide array of development opportunities. 1 Ready for your vision! SELLER WILL CONSIDER OWNER FINANCING WITH ACCEPTABLE TERMS!

21. 2025-11-18
    status Pending

    Show marketing remark (291 chars)

    Prime vacant land on highly sought-after Harrison Avenue in Butte! This centrally located parcel is zoned C-2 Community Commercial, offering immense potential for a wide array of development opportunities. 1 Ready for your vision! SELLER WILL CONSIDER OWNER FINANCING WITH ACCEPTABLE TERMS!

22. 2025-11-18
    status Pending 291-char remark

    Show marketing remark (291 chars)

    Prime vacant land on highly sought-after Harrison Avenue in Butte! This centrally located parcel is zoned C-2 Community Commercial, offering immense potential for a wide array of development opportunities. 1 Ready for your vision! SELLER WILL CONSIDER OWNER FINANCING WITH ACCEPTABLE TERMS!

23. 2025-05-15
    listed $69,500 Active
24. 2025-03-20
    price $69,500
25. 2024-10-14
    listed $69,500 Active 291-char remark

    Show marketing remark (291 chars)

    Prime vacant land on highly sought-after Harrison Avenue in Butte! This centrally located parcel is zoned C-2 Community Commercial, offering immense potential for a wide array of development opportunities. 1 Ready for your vision! SELLER WILL CONSIDER OWNER FINANCING WITH ACCEPTABLE TERMS!

26. 2024-10-14
    listed $74,000 Active

    Show marketing remark (291 chars)

    Prime vacant land on highly sought-after Harrison Avenue in Butte! This centrally located parcel is zoned C-2 Community Commercial, offering immense potential for a wide array of development opportunities. 1 Ready for your vision! SELLER WILL CONSIDER OWNER FINANCING WITH ACCEPTABLE TERMS!

27. 2023-07-07
    soldstatus Closed
28. 2023-06-14
    status Pending
29. 2023-05-17
    price $55,000
30. 2023-04-10
    listed $66,500 Active

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $686 · $57/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

• 🌡 Heat 2/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,615
• − Mortgage interest: −$3,333
• − Property taxes: −$686
• − Insurance: −$298
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$1,731
• Taxable income: $6,229
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $5,323/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

-10.5% since first listed

14 events — show timeline

• 2026-04-24 Price Changed $59,500 BSCMLS
• 2026-04-24 Price Changed $59,500 MRMLS
• 2026-02-19 Relisted — BSCMLS
• 2026-02-19 Relisted — MRMLS
• 2025-11-18 Pending — BSCMLS
• 2025-11-18 Pending — MRMLS
• 2025-05-15 Listed $69,500 BSCMLS
• 2025-03-20 Price Changed $69,500 BSCMLS
• 2024-10-14 Listed $74,000 BSCMLS
• 2024-10-14 Listed $69,500 MRMLS
• 2023-07-07 Sold (MLS) — BSCMLS
• 2023-06-14 Pending — BSCMLS
• 2023-05-17 Price Changed $55,000 BSCMLS
• 2023-04-10 Listed $66,500 BSCMLS

Property tax history

-0.6%/yr

Latest (2025): $686 · -28.7% YoY. Source: county tax records.