8 1st Avenue, Musselshell Ave · Musselshell, MT 59059

$35,000

2 bd · 1.0 ba · 924 sqft · Other · 52 Days on market

Built 1981

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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 +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Key facts

• Separate shower
• Kitchen dining combo
• Pantry space

Tags

• KITCHEN DINING COMBO
• PANTRY SPACE
• BAR COUNTER
• HALL LAUNDRY
• SOAKER TUB
• SEPARATE SHOWER

Property features AI

Finance

• Other: Zoning listed as UNZON
• Financial info: Annual tax amount listed

Exterior

• Parking: No dedicated garage; additional parking available
• Utilities: Public water; Public sewer
• Home design: Manufactured home (single-story)
• Construction: Metal roof
• Exterior features: Covered patio

Interior

• Kitchen: Includes dishwasher, gas range/oven, and refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Dishwasher; Gas range / Oven / Range; Refrigerator; No basement
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#152 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Roundup High School (rural): math 20% / reading 11% proficiency, ranked #270 of 339 in MT (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roundup H S (math 24% / reading 44%, grade F, #51 of 132 statewide, top 40%, 172 students, 0% FRL).
• Zoned-school proficiency averages 34% at this address vs 16% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Roundup High School average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 2 active listings in the ZIP; 3 units permitted in Musselshell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
7. 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.
8. 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: 3.00% ✓
• Cap rate: 26.39%
• Cash-on-cash: 71.79%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 2.50×
• Total profit: $14,668
• Equity at exit: $15,738

10-year hold

• IRR: 27.2%
• Equity multiple: 4.91×
• Total profit: $38,346
• Equity at exit: $24,253

Cash invested: $9,800 (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 59059

• Active inventory: 2
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $160

Break-even live

Break-even rent $846

Max offer price $35,000

Occupancy floor 80%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $35,000 Active 52 DOM
2. 2026-06-17
   days on market $35,000 Active 51 DOM
3. 2026-06-16
   days on market $35,000 Active 50 DOM
4. 2026-06-15
   days on market $35,000 Active 49 DOM
5. 2026-06-13
   days on market $35,000 Active 47 DOM
6. 2026-06-12
   days on market $35,000 Active 46 DOM
7. 2026-06-09
   days on market $35,000 Active 43 DOM
8. 2026-06-08
   days on market $35,000 Active 42 DOM
9. 2026-06-07
   days on market $35,000 Active 41 DOM
10. 2026-06-05
    days on market $35,000 Active 39 DOM
11. 2026-06-04
    days on market $35,000 Active 37 DOM
12. 2026-06-02
    days on market $35,000 Active 36 DOM
13. 2026-06-01
    days on market $35,000 Active 35 DOM
14. 2026-05-31
    days on market $35,000 Active 34 DOM
15. 2026-04-24
    listed $35,000 Active
16. 1996-10-17
    soldstatus
17. 1991-02-04
    soldstatus
18. 1990-11-21
    soldstatus

ⓘ 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 6/10 Major FEMA zone AE · 54% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,580
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$5,294
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$1,018
• Taxable income: $1,770
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $1,492/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: Roundup High School
• NCES district ID: 3023070
• Math proficiency: 20% ▲ 9.00%
• Reading proficiency: 11% ▼ -19.00%
• Median HH income: $39,152
• Composite: 16.59/100
• National rank: #14240
• State rank: #270 of 339 in MT

Livability — Musselshell

• Score: 64/100
• State rank: #152
• US rank: #14762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Musselshell, MT
• City population: 201
• Population (ZIP): 201

Population outlook (Musselshell County) Hauer SSP2

• Today (2025): 4,560 people
• By 2030: 4,503 · -1.2%
• By 2040: 4,407 · -3.4%
• By 2050: 4,449 · -2.4%
• By 2075: 4,960 · +8.8%
• By 2100: 5,493 · +20.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Portuguese 5% Iranian 4% Serbian 4%

Political lean MEDSL · Musselshell

• 2024 margin: Solid R (+71.5) · D 13.2% · R 84.7% · Other 2.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -41.0pp · 2024: -71.5pp
• All cycles: 2024: R+71.5 2020: R+69.8 2016: R+67.8 2012: R+55.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

4 events — show timeline

• 2026-04-24 Listed $35,000 BMTMLS
• 1996-10-17 Sold (Public Records) — Public Records
• 1991-02-04 Sold (Public Records) — Public Records
• 1990-11-21 Sold (Public Records) — Public Records

Property tax history

-2.9%/yr

Latest (2025): $69 · -39.3% YoY. Source: county tax records.