1 S Maryland St · Conrad, MT 59425

$125,000

6 bd · 2.0 ba · 3,482 sqft · SingleFamily public records · 104 Days on market

Built 1930 8,276 sqft lot ↓ 24% since listing

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 8,276 sq ft lot
• Built 1930
• Listed 104 days

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Lot approximately 8,276 sq ft (0.19 acre)

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: Three half bathrooms
• Interior features: Finished concrete basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#30 in MT, #3,843 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D+, amenities F.
• Conrad H S (town): math 0% / reading 40% proficiency, ranked #265 of 339 in MT (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pondera County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $327,308
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 S Kansas St	0.55mi	5/3.0 (-1)	3,142 (-10%)	21mo	$295,000	$94	32

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,853
• Equity at exit: $18,638

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $30,191
• Equity at exit: $10,808

Cash invested: $35,000 (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 59425

• Home prices YoY: -13.9%
• Active inventory: 21
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $346

Break-even live

Break-even rent $1,127

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $125,000 Active 104 DOM
2. 2026-06-17
   days on market $125,000 Active 103 DOM
3. 2026-06-16
   days on market $125,000 Active 102 DOM
4. 2026-06-15
   days on market $125,000 Active 101 DOM
5. 2026-06-13
   days on market $125,000 Active 99 DOM
6. 2026-06-12
   days on market $125,000 Active 98 DOM
7. 2026-06-09
   days on market $125,000 Active 95 DOM
8. 2026-06-08
   days on market $125,000 Active 94 DOM
9. 2026-06-07
   days on market $125,000 Active 93 DOM
10. 2026-06-05
    days on market $125,000 Active 91 DOM
11. 2026-06-04
    days on market $125,000 Active 89 DOM
12. 2026-06-02
    days on market $125,000 Active 88 DOM
13. 2026-06-01
    days on market $125,000 Active 87 DOM
14. 2026-05-31
    days on market $125,000 Active 86 DOM
15. 2026-05-16
    price $125,000
16. 2026-04-25
    price $142,000
17. 2026-03-06
    listed $150,000 Active
18. 2025-03-24
    listed $165,000 Active
19. 2025-03-24
    listed $165,000 Active
20. 2025-03-24
    listed $165,000 Active
21. 2025-03-07
    listed $165,000 Active
22. 2023-12-13
    soldstatus Closed
23. 2023-11-01
    historical Active Under Contract
24. 2023-09-16
    status Active
25. 2023-09-12
    historical Active Under Contract
26. 2023-09-07
    listed $110,000 Active
27. 2020-11-04
    soldstatus
28. 2020-11-04
    soldstatus
29. 2020-05-16
    listed $165,000

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $2,188 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥90°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,781
• − Mortgage interest: −$7,002
• − Property taxes: −$2,188
• − Insurance: −$625
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,636
• Taxable income: $2,325
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $3,600/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: Conrad H S
• NCES district ID: 3007320
• Math proficiency: 0% ▼ -21.00%
• Reading proficiency: 40% ▲ 19.00%
• Median HH income: $42,025
• Composite: 20.32/100
• National rank: #13815
• State rank: #265 of 339 in MT

Livability — Conrad

• Score: 75/100
• State rank: #30
• US rank: #3843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conrad, MT
• Population (ZIP): 3,753

Population outlook (Pondera County) Hauer SSP2

• Today (2025): 6,131 people
• By 2030: 6,066 · -1.1%
• By 2040: 5,893 · -3.9%
• By 2050: 5,721 · -6.7%
• By 2075: 5,544 · -9.6%
• By 2100: 5,089 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Native American 4% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 11% Iranian 9% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 2%

Political lean MEDSL · Pondera

• 2024 margin: Solid R (+41.7) · D 27.4% · R 69.1% · Other 3.4%
• 2008→2024 swing: -29.1pp toward R · 2008: -12.7pp · 2024: -41.7pp
• All cycles: 2024: R+41.7 2020: R+37.7 2016: R+39.0 2012: R+25.8 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.37%
• Current HPI: 263.3361
• 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

-24.2% since first listed

15 events — show timeline

• 2026-05-16 Price Changed $125,000 MRMLS
• 2026-04-25 Price Changed $142,000 MRMLS
• 2026-03-06 Listed $150,000 MRMLS
• 2025-03-24 Listed $165,000 HHLMLS
• 2025-03-24 Listed $165,000 BSCMLS
• 2025-03-24 Listed $165,000 BMTMLS
• 2025-03-07 Listed $165,000 MRMLS
• 2023-12-13 Sold (MLS) — MRMLS
• 2023-11-01 Contingent — MRMLS
• 2023-09-16 Relisted — MRMLS
• 2023-09-12 Contingent — MRMLS
• 2023-09-07 Listed $110,000 MRMLS
• 2020-11-04 Sold (Public Records) — Public Records
• 2020-11-04 Sold (MLS) — MRMLS
• 2020-05-16 Listed $165,000 MRMLS

Property tax history

+43.6%/yr

Latest (2025): $2,188 · -8.7% YoY. Source: county tax records.