100 Mill Creek Rd Lot 19 · St. Regis, MT 59866

$39,000

2 bd · 1.0 ba · 636 sqft · SingleFamily · 7 Days on market

Built 1968 Fair condition 0.25 ac lot

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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
• Appreciation +6.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• Large treed lots
• Public ground access
• New bathtub

Tags

• DOVETAIL CABINETRY
• NEW BATHTUB
• TILED WALLS
• LARGE TREED LOTS
• PUBLIC GROUND ACCESS
• RIVER ACCESS

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Utilities: Electricity connected; Propane; Public sewer
• Home design: Manufactured home (single wide); Residential property
• Construction: Other foundation
• Exterior features: Private maintained road access; Private road frontage; 0.25-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Range; Refrigerator
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $39k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St Regis K-12 Schools (rural): math 30% / reading 45% proficiency, ranked #172 of 339 in MT (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Mineral County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($270 loan paydown + $744 appreciation (1.9% local appreciation)).
• Mineral County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $39,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1968 — 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. 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.
5. 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.
6. 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: 2.12% ✓
• Cap rate: 18.05%
• Cash-on-cash: 42.00%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 3.46×
• Total profit: $26,846
• Equity at exit: $15,187

10-year hold

• IRR: 46.7%
• Equity multiple: 6.89×
• Total profit: $64,351
• Equity at exit: $21,719

Cash invested: $10,920 (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 59866

• Home prices YoY: 0.8%
• Active inventory: 27
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $382

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 49%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Montana 135 Lot 5 St Regis, MT	2.0	1.0	600	$825	$1.38	43d	1	1.07mi

Listing history 6 events

1. 2026-06-18
   days on market $39,000 Active 7 DOM
2. 2026-06-17
   days on market $39,000 Active 6 DOM
3. 2026-06-16
   days on market $39,000 Active 5 DOM
4. 2026-06-15
   days on market $39,000 Active 4 DOM
5. 2026-06-13
   days on market $39,000 Active 2 DOM
6. 2026-06-12
   listed $39,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,900
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,135
• Taxable income: $4,217
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $3,575/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

The property requires significant repairs and maintenance, particularly to the roof and exterior, to improve its condition and value.

Repairs flagged

• Major roof — visible rust and wear
• Major exterior siding — exposed and damaged
• Major windows — some appear boarded up

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace countertops — modernizes kitchen
• Resale repair flooring — improves overall condition
• Resale repair roof — fixes major structural issue
• Resale repair exterior siding — enhances curb appeal
• Resale repair windows — fixes major structural issue

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible rust and wear	Major	$15,000–50,000
exterior siding · exposed and damaged	Major	$15,000–50,000
windows · some appear boarded up	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace countertops — modernizes kitchen ↑
• Resale repair flooring — improves overall condition ↑
• Resale repair roof — fixes major structural issue ↑
• Resale repair exterior siding — enhances curb appeal ↑
• Resale repair windows — fixes major structural issue ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St Regis K-12 Schools
• NCES district ID: 3024930
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $36,799
• Composite: 33.66/100
• National rank: #10455
• State rank: #172 of 339 in MT

Livability — St. Regis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,152

Population outlook (Mineral County) Hauer SSP2

• Today (2025): 4,193 people
• By 2030: 4,099 · -2.2%
• By 2040: 3,852 · -8.1%
• By 2050: 3,678 · -12.3%
• By 2075: 3,869 · -7.7%
• By 2100: 4,331 · +3.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 4% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 6% Portuguese 3% Danish 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mineral

• 2024 margin: Solid R (+48.0) · D 24.3% · R 72.3% · Other 3.4%
• 2008→2024 swing: -37.6pp toward R · 2008: -10.4pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+44.5 2016: R+40.9 2012: R+25.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.91%
• Current HPI: 255.8766
• 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

1 event — show timeline

• 2026-06-11 Listed $39,000 MRMLS