64 Centennial Ave · Big Sandy, MT 59520

$225,000

3 bd · 2.0 ba · 2,155 sqft · SingleFamily public records · 13 Days on market

Built 1916 0.32 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0

Key facts

• Separate jacuzzi tub
• Open concept kitchen
• Ample cupboard space

Tags

• OPEN CONCEPT KITCHEN
• NEW APPLIANCES
• AMPLE CUPBOARD SPACE
• SPACIOUS UPDATED BATHROOM
• SEPARATE JACUZZI TUB
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (35.1% below list).
• Recommended offer: $146k (35.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#75 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Big Sandy K-12 (rural): math 40% / reading 50% proficiency, ranked #114 of 339 in MT (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: F E Miley School (math 34% / reading 44%, grade F, #166 of 293 statewide, top 61%, 105 students, 0% FRL); Big Sandy 7-8 (math 34% / reading 54%, 29 students, 0% FRL); Big Sandy High School (math 24% / reading 24%, grade F, #80 of 132 statewide, top 80%, 63 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 16 units permitted in Chouteau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Chouteau County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,132 (35.1% 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. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.65% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.72×
• Total profit: $108,085
• Equity at exit: $202,698

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $329,423
• Equity at exit: $437,126

Cash invested: $63,000 (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 59520

• Home prices YoY: 5.8%
• Active inventory: 3
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-226

Break-even live

Break-even rent $1,747

Max offer price $185,140

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-162	+0% $-226	+5% $-289	+10% $-353
Rent	-10% $-341	-5% $-283	+0% $-226	+5% $-168	+10% $-110
Rate	-1.0pp $-112	-0.5pp $-168	base $-226	+0.5pp $-284	+1.0pp $-343

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-07
   listed $225,000 Pending 13 DOM

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$613/yr (+$51/mo · 48.0%)

ⓘ 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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,536
• − Mortgage interest: −$12,603
• − Property taxes: −$1,277
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$6,545
• Taxable loss: −$6,821
• Est. tax savings @ 24.0%: +$1,637
• After-tax cash flow: $-1,071/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: Big Sandy K-12
• NCES district ID: 3003750
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $40,381
• Composite: 39.92/100
• National rank: #7919
• State rank: #114 of 339 in MT

Livability — Big Sandy

• Score: 70/100
• State rank: #75
• US rank: #7539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Sandy, MT
• Population (ZIP): 1,211

Population outlook (Chouteau County) Hauer SSP2

• Today (2025): 5,948 people
• By 2030: 6,042 · +1.6%
• By 2040: 6,221 · +4.6%
• By 2050: 6,433 · +8.2%
• By 2075: 7,265 · +22.1%
• By 2100: 7,340 · +23.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Native American 4%
• Common ancestry: Portuguese 13% Lithuanian 4% Scottish 4%
• Foreign-born: 1% · Canada

Political lean MEDSL · Chouteau

• 2024 margin: Solid R (+32.2) · D 32.0% · R 64.2% · Other 3.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -17.9pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+30.3 2016: R+36.8 2012: R+27.9 2008: R+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.47%
• Current HPI: 245.8625
• 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

5 events — show timeline

• 2026-06-05 Pending — HHLMLS
• 2026-04-12 Listed $225,000 HHLMLS
• 2007-10-16 Sold (Public Records) — Public Records
• 2007-10-13 Sold (Public Records) — Public Records
• 2006-02-15 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,277 · -21.5% YoY. Source: county tax records.