15 Rimrock Dr · Bridger, MT 59014

$415,000

4 bd · 3.0 ba · 3,032 sqft · SingleFamily public records · 2 Days on market

Built 1998 0.25 ac lot $137/sqft · 5% above area Est $506k · 18% under $17/mo HOA · 1% of rent

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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
• Appreciation +9.5/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Small town living in Bridger! This home is on a corner lot with a fenced backyard and overlooks the valley. The large living room windows enhance the view, while the see- through gas fireplace keeps you cozy on snowy days. Easy access through french doors to the backyard and deck for entertaining. Enjoy cooking in the open concept kitchen, including new appliances that have been recently replaced, as well as a sizable pantry. Plenty of room for all with 3 bedrooms upstairs, including primary with an en suite bath, jetted tub and walk in shower. The basement has 2 huge spaces that are ripe for a den/game room/office/hang out space. There are two bedrooms & a full bathroom downstairs that has been remodeled with a walk in shower and washer/dryer. Tuck garage offers room for cars or toys, with ample parking. Close enough for a commute to Billings or Red Lodge!

Key facts

• Open concept kitchen
• Newer appliances
• Views of the rims

Tags

• CORNER LOT
• FENCED BACKYARD
• VIEWS OF THE RIMS
• OPEN CONCEPT KITCHEN
• NEWER APPLIANCES
• NICE PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (57.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (64.0% below list).
• Recommended offer: $150k (64.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#33 in MT, #4,211 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Bridger K-12 Schools (rural): math 35% / reading 40% proficiency, ranked #162 of 339 in MT (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 48 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (9.0% local appreciation)).
• Carbon County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,504 (64.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.36% ✗
• Cap rate: 2.41%
• Cash-on-cash: -13.87%
• DSCR: 0.38
• GRM: 23.1

CMA / ARV

• ARV (median comp): $506,360
• List price: $415,000
• Delta: -18.04%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

8.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $112,005
• Equity at exit: $343,745

10-year hold

• IRR: 12.7%
• Equity multiple: 4.36×
• Total profit: $390,943
• Equity at exit: $711,424

Cash invested: $116,200 (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 59014

• Home prices YoY: 4.3%
• Active inventory: 13
• Price-to-rent: 23.1×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$157 /mo · $1,890/yr
• Insurance: −$173
• HOA: −$17
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-1,343

Break-even live

Break-even rent $3,195

Max offer price $177,817

Occupancy floor —

Sensitivity live

Price	-10% $-1,108	-5% $-1,225	+0% $-1,343	+5% $-1,460	+10% $-1,578
Rent	-10% $-1,461	-5% $-1,402	+0% $-1,343	+5% $-1,284	+10% $-1,225
Rate	-1.0pp $-1,134	-0.5pp $-1,237	base $-1,343	+0.5pp $-1,450	+1.0pp $-1,560

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 15 events

1. 2026-06-21
   days on market $415,000 Active 2 DOM
2. 2026-06-18
   days on marketlisting id $415,000 Active 1 DOM
3. 2026-06-05
   days on market $415,000 Active 150 DOM
4. 2026-06-04
   days on market $415,000 Active 148 DOM
5. 2026-06-02
   days on market $415,000 Active 147 DOM
6. 2026-06-01
   days on market $415,000 Active 146 DOM
7. 2026-05-31
   days on market $415,000 Active 145 DOM
8. 2026-01-05
   listed $415,000 Active 876-char remark

   Show marketing remark (876 chars)

   Small town living in Bridger! This home is on a corner lot with a fenced backyard and overlooks the valley. The large living room windows enhance the view, while the see- through gas fireplace keeps you cozy on snowy days. Easy access through french doors to the backyard and deck for entertaining. Enjoy cooking in the open concept kitchen, including new appliances that have been recently replaced, as well as a sizable pantry. Plenty of room for all with 3 bedrooms upstairs, including primary with an en suite bath, jetted tub and walk in shower. The basement has 2 huge spaces that are ripe for a den/game room/office/hang out space. There are two bedrooms & a full bathroom downstairs that has been remodeled with a walk in shower and washer/dryer. Tuck garage offers room for cars or toys, with ample parking. Close enough for a commute to Billings or Red Lodge!

9. 2024-05-03
   soldstatus Closed 914-char remark

   Show marketing remark (914 chars)

   Turn Key - Check Large Living Spaces - Check New Fenced Yard - Check New Carpet - Check Views - Check This home has it ALL. Come see for yourself! The property is a corner lot overlooking the valley. Large living room windows enhance the view. This well kept home is ready for you to move in. The patio door off of the dining room will take you out to the large deck. Entertaining will be easy! The basement has 2 huge spaces that would be great as a den/game room/office/hang out space. There are two bedrooms & a full bathroom downstairs. The bathroom in the basement has been compltety remodeled with a walk in shower. The master bedroom has a private bathroom as well with a jetted tub & a walk in shower. There are two bedrooms & another full bathroom on main level. All kitchen appliances new within the last 2 years. Gas fireplace makes the dining/living area super cozy! Come See!

10. 2024-05-03
    soldstatus

    Show marketing remark (914 chars)

    Turn Key - Check Large Living Spaces - Check New Fenced Yard - Check New Carpet - Check Views - Check This home has it ALL. Come see for yourself! The property is a corner lot overlooking the valley. Large living room windows enhance the view. This well kept home is ready for you to move in. The patio door off of the dining room will take you out to the large deck. Entertaining will be easy! The basement has 2 huge spaces that would be great as a den/game room/office/hang out space. There are two bedrooms & a full bathroom downstairs. The bathroom in the basement has been compltety remodeled with a walk in shower. The master bedroom has a private bathroom as well with a jetted tub & a walk in shower. There are two bedrooms & another full bathroom on main level. All kitchen appliances new within the last 2 years. Gas fireplace makes the dining/living area super cozy! Come See!

11. 2024-04-18
    historical Active Under Contract 914-char remark

    Show marketing remark (914 chars)

    Turn Key - Check Large Living Spaces - Check New Fenced Yard - Check New Carpet - Check Views - Check This home has it ALL. Come see for yourself! The property is a corner lot overlooking the valley. Large living room windows enhance the view. This well kept home is ready for you to move in. The patio door off of the dining room will take you out to the large deck. Entertaining will be easy! The basement has 2 huge spaces that would be great as a den/game room/office/hang out space. There are two bedrooms & a full bathroom downstairs. The bathroom in the basement has been compltety remodeled with a walk in shower. The master bedroom has a private bathroom as well with a jetted tub & a walk in shower. There are two bedrooms & another full bathroom on main level. All kitchen appliances new within the last 2 years. Gas fireplace makes the dining/living area super cozy! Come See!

12. 2024-04-07
    listed $400,000 Active 914-char remark

    Show marketing remark (914 chars)

    Turn Key - Check Large Living Spaces - Check New Fenced Yard - Check New Carpet - Check Views - Check This home has it ALL. Come see for yourself! The property is a corner lot overlooking the valley. Large living room windows enhance the view. This well kept home is ready for you to move in. The patio door off of the dining room will take you out to the large deck. Entertaining will be easy! The basement has 2 huge spaces that would be great as a den/game room/office/hang out space. There are two bedrooms & a full bathroom downstairs. The bathroom in the basement has been compltety remodeled with a walk in shower. The master bedroom has a private bathroom as well with a jetted tub & a walk in shower. There are two bedrooms & another full bathroom on main level. All kitchen appliances new within the last 2 years. Gas fireplace makes the dining/living area super cozy! Come See!

13. 2003-01-22
    soldstatus
14. 2002-06-11
    soldstatus
15. 2001-08-17
    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: $1,890 · $157/mo
• Projected year-2 tax: $3,486 · $290/mo
• Expected delta: +$1,596/yr (+$133/mo · 84.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$23,246
• − Property taxes: −$1,890
• − Insurance: −$2,075
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − HOA: −$204
• − Depreciation: −$12,073
• Taxable loss: −$24,418
• Est. tax savings @ 24.0%: +$5,860
• After-tax cash flow: $-10,251/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: Bridger K-12 Schools
• NCES district ID: 3004800
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $49,975
• Composite: 34.94/100
• National rank: #9974
• State rank: #162 of 339 in MT

Livability — Bridger

• Score: 75/100
• State rank: #33
• US rank: #4211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,488

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 11,262 people
• By 2030: 11,650 · +3.4%
• By 2040: 12,287 · +9.1%
• By 2050: 12,872 · +14.3%
• By 2075: 15,400 · +36.7%
• By 2100: 17,575 · +56.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Portuguese 5% Slovak 4%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+32.4) · D 32.2% · R 64.7% · Other 3.1%
• 2008→2024 swing: -20.9pp toward R · 2008: -11.6pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+28.8 2016: R+32.2 2012: R+23.9 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.99%
• Current HPI: 216.6246
• 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

8 events — show timeline

• 2026-01-05 Listed $415,000 BMTMLS
• 2024-05-03 Sold (Public Records) — Public Records
• 2024-05-03 Sold (MLS) — BMTMLS
• 2024-04-18 Contingent — BMTMLS
• 2024-04-07 Listed $400,000 BMTMLS
• 2003-01-22 Sold (Public Records) — Public Records
• 2002-06-11 Sold (Public Records) — Public Records
• 2001-08-17 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,890 · -15.7% YoY. Source: county tax records.