15 Rimrock Dr

Bridger, MT 59014

$415,000D-

4 bd · 3.0 ba · 3,032 sqft · Built 1998 · SingleFamily · Active · 2 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,495/mo
• Mortgage (P&I): −$2,176
• Tax + insurance: −$330
• HOA: −$17
• Vac / Maint / Mgmt: −$314
• Net cashflow: $-1,343/mo
• Annual: $-16,112/yr
• Cap rate: 2.41%
• Cash-on-cash: -13.87%
• DSCR: 0.38
• 1% rule: 0.36%
• Cash to close: $116,200

Investor read

• This is a 4-bed/3.0-bath single-family listed at $415k.
• 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).
• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $150k (64.0% below list) — sets the bar for 1% rule.
• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (9.0% local appreciation)).
• 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.
• Zoned schools: Bridger Elementary School (math 34% / reading 34%, grade F, #197 of 293 statewide, top 71%, 118 students, 0% FRL); Bridger 7-8 (math 50% / reading 70%, 25 students, 0% FRL); Bridger High School (math 24% / reading 75%, grade D+, #9 of 132 statewide, top 17%, 56 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 48 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).
• Carbon County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.