111 Spyglass Hill Loop Unit 911 Wk 48 · Columbia Falls, MT 59912

$50

2 bd · 3.0 ba · 1,360 sqft · SingleFamily · 1289 Days on market

Built 1998 $92/mo HOA · 6% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Community pool
• Built 1998

Property features AI

Finance

• Other: Directions: Highway 2 to Meadow Lake Boulevard. Right at stop into Meadow Lake Resort.
• HOA & community: Homeowners association with quarterly fee; Quarterly HOA fee approximately $277.54 (about $92.51/month); HOA includes cable TV and internet; Community amenities: fitness center, indoor pool, pool, sauna, spa/hot tub, playground; Community feature: golf

Exterior

• Parking: 1-car garage
• Utilities: Cable available; Electricity available; Phone available
• Home design: Residential timeshare; New construction
• Construction: Wood siding and Masonite exterior; Composition roof
• Exterior features: Deck; Private maintained road access; Private road frontage; Has a view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Baseboard heating; Electric heating; Central air conditioning
• Interior features: Window treatments; Fireplace; Basement (crawl space with concrete)
• Laundry & utility: Washer; Dryer

🏗️ New construction. The $50 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $375,360.

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $50.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50).
• Recommended offer: $44 (12.0% below list) — sets the bar for market timing.
• Cap rate 1.6% vs local median 1.4% in Columbia Falls — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#96 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B; Watch: employment D, amenities F, commute F.
• Columbia Falls H S (town): math 25% / reading 40% proficiency, ranked #198 of 339 in MT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; solid renter incomes; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Flathead County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 1289 days — a 12% lower offer ($44) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 11260.8% of price.

Recommended offer $44 (12.0% 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. It's been on market 1289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.42% ✗
• Cap rate: 1.64%
• Cash-on-cash: -16.62%
• DSCR: 0.26
• GRM: 20.1

CMA / ARV

• ARV (on-the-fly): $375,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Spyglass Hill Loop Unit 1431 32-X	0.03mi	2/2.0	1,532 (+13%)	22mo	$5,000	$3	55
1434 Tamarack Ln	0.30mi	3/1.5 (+1)	1,540 (+13%)	18mo	$425,000	$276	38
1709 Tamarack Ln	0.64mi	3/2.0 (+1)	1,251 (-8%)	24mo	$575,000	$460	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -48.9%
• Equity multiple: -0.46×
• Total profit: $-153,436
• Equity at exit: $55,967

10-year hold

• IRR: -95.4%
• Equity multiple: -1.40×
• Total profit: $-252,639
• Equity at exit: $32,454

Cash invested: $105,101 (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 59912

• Active inventory: 170

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$1,968
• Tax est. 1.5%: −$469 /mo · $5,630/yr
• Insurance: −$156
• HOA: −$92
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-1,455

Break-even live

Break-even rent $3,400

Max offer price $164,770

Occupancy floor —

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: $93,840
• Closing costs: $11,261
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 18 events

1. 2026-06-19
   days on market $50 Active 1289 DOM
2. 2026-06-18
   days on market $50 Active 1288 DOM
3. 2026-06-17
   days on market $50 Active 1287 DOM
4. 2026-06-16
   days on market $50 Active 1286 DOM
5. 2026-06-15
   days on market $50 Active 1285 DOM
6. 2026-06-14
   days on market $50 Active 1283 DOM
7. 2026-06-13
   days on market $50 Active 1282 DOM
8. 2026-06-10
   days on market $50 Active 1280 DOM
9. 2026-06-09
   days on market $50 Active 1279 DOM
10. 2026-06-08
    days on market $50 Active 1278 DOM
11. 2026-06-07
    days on market $50 Active 1277 DOM
12. 2026-06-05
    days on market $50 Active 1274 DOM
13. 2026-06-03
    days on market $50 Active 1273 DOM
14. 2026-06-02
    days on market $50 Active 1272 DOM
15. 2026-06-01
    days on market $50 Active 1271 DOM
16. 2026-05-31
    days on market $50 Active 1270 DOM
17. 2026-05-30
    days on market $50 Active 1269 DOM
18. 2021-09-07
    listed $50 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,694
• − Mortgage interest: −$21,026
• − Property taxes: −$5,630
• − Insurance: −$1,877
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − HOA: −$1,104
• − Depreciation: −$10,920
• Taxable loss: −$24,854
• Est. tax savings @ 24.0%: +$5,965
• After-tax cash flow: $-11,499/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: Columbia Falls H S
• NCES district ID: 3007140
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $44,266
• Composite: 30.43/100
• National rank: #11516
• State rank: #198 of 339 in MT

Livability — Columbia Falls

• Score: 68/100
• State rank: #96
• US rank: #9792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flathead County · 94,027 people
• City population: 15,752
• Metro: Kalispell, MT
• Population (ZIP): 15,752
• Household income: $76,617
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 242.0

Population outlook (Flathead County) Hauer SSP2

• Today (2025): 108,002 people
• By 2030: 113,362 · +5.0%
• By 2040: 122,245 · +13.2%
• By 2050: 129,517 · +19.9%
• By 2075: 146,737 · +35.9%
• By 2100: 155,045 · +43.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 7% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Flathead

• 2024 margin: Solid R (+33.8) · D 31.8% · R 65.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -21.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.9 2016: R+36.5 2012: R+33.4 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -219.09%
• Current HPI: 252.1381
• Rent YoY: —
• Metro: Kalispell, 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