80 Gareth Way · King Arthur Park, MT 59718

$100,000

3 bd · 2.0 ba · 1,216 sqft · Other · 22 Days on market

Built 1977 Fair condition

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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
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.3/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Key facts

• Fenced yard
• Private deck area
• Updated flooring

Tags

• UPDATED FLOORING
• OPEN KITCHEN AND DINING AREA
• GENEROUS BATHROOM
• WALK-IN STORAGE AREA
• FENCED YARD
• PRIVATE DECK AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.5% vs local median 2.8% in King Arthur Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#18 in MT, #2,457 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F.
• Bozeman Elementary (town): math 56% / reading 66% proficiency, ranked #7 of 116 in MT (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Meadowlark Elementary (math 64% / reading 64%, grade B, #32 of 293 statewide, top 11%, 495 students, 0% FRL); Sacajawea Middle School (math 49% / reading 67%, grade B, #11 of 146 statewide, top 7%, 826 students, 0% FRL); Bozeman High School (math 50% / reading 81%, grade B, #3 of 132 statewide, top 2%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.6%/yr); 522 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,706 units permitted in Gallatin County in 2024 (533 in 5+ unit buildings).
• This rent runs 33% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gallatin County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,500 (1.5% below list)

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 1977 — 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 D-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. 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: 2.69% ✓
• Cap rate: 23.48%
• Cash-on-cash: 61.39%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 56.8%
• Equity multiple: 3.40×
• Total profit: $67,193
• Equity at exit: $14,910

10-year hold

• IRR: 60.6%
• Equity multiple: 6.20×
• Total profit: $145,711
• Equity at exit: $8,646

Cash invested: $28,000 (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 59718

• Rents YoY: -0.6%
• Active inventory: 522
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,432

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,502	-5% $1,467	+0% $1,432	+5% $1,398	+10% $1,363
Rent	-10% $1,220	-5% $1,326	+0% $1,432	+5% $1,539	+10% $1,645
Rate	-1.0pp $1,483	-0.5pp $1,458	base $1,432	+0.5pp $1,407	+1.0pp $1,380

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5242 Fallon St Bozeman, MT	2.0	1.0–2.0	996	$1,862	$1.87	22d	6	0.87mi
1620 Victory St Bozeman, MT	3.0	2.0	1190	$3,325	$2.79	22d	1	0.91mi
4650 W Garfield St Bozeman, MT	1.0–3.0	1.0–2.0	920	$3,206	$3.48	22d	18	1.03mi
228 S Cottonwood Rd Bozeman, MT	2.0	1.0–1.5	1050	$2,125	$2.02	22d	2	1.25mi
106 S Cottonwood Rd Bozeman, MT	2.0	1.0–2.0	909	$1,872	$2.06	22d	11	1.31mi
4555 Fallon St Bozeman, MT	1.0–3.0	1.0–2.0	987	$3,342	$3.39	22d	25	1.31mi

Listing history 16 events

1. 2026-06-21
   days on market $100,000 Active 22 DOM
2. 2026-06-19
   days on market $100,000 Active 20 DOM
3. 2026-06-18
   days on market $100,000 Active 19 DOM
4. 2026-06-17
   days on market $100,000 Active 18 DOM
5. 2026-06-16
   days on market $100,000 Active 17 DOM
6. 2026-06-15
   days on market $100,000 Active 16 DOM
7. 2026-06-14
   days on market $100,000 Active 14 DOM
8. 2026-06-13
   days on market $100,000 Active 13 DOM
9. 2026-06-10
   days on market $100,000 Active 11 DOM
10. 2026-06-09
    days on market $100,000 Active 10 DOM
11. 2026-06-08
    days on market $100,000 Active 9 DOM
12. 2026-06-07
    days on market $100,000 Active 8 DOM
13. 2026-06-05
    days on market $100,000 Active 5 DOM
14. 2026-06-02
    days on market $100,000 Active 3 DOM
15. 2026-06-01
    days on market $100,000 Active 2 DOM
16. 2026-05-31
    listed $100,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,256
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$2,909
• Taxable income: $16,585
• Est. tax owed @ 24.0%: −$3,980
• After-tax cash flow: $13,209/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 · 1 photo

Fair 40/100 Moderate rehab

This property requires significant repairs and maintenance, including siding, roof, flooring, and interior walls. Immediate action is needed to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Worn shingles
• Major flooring — Worn carpet
• Major interior walls — Painted walls with potential cracks

Value-add opportunities

• Both repair and replace siding — Improves curb appeal and structural integrity
• Both repair and replace roof — Prevents water damage and enhances structural integrity
• Both repair and replace flooring — Enhances comfort and aesthetic appeal
• Both paint interior walls — Enhances interior aesthetics and value
• Both replace carpet — Enhances comfort and aesthetic appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Worn shingles	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Painted walls with potential cracks	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and replace siding — Improves curb appeal and structural integrity ↑
• Both repair and replace roof — Prevents water damage and enhances structural integrity ↑
• Both repair and replace flooring — Enhances comfort and aesthetic appeal ↑
• Both paint interior walls — Enhances interior aesthetics and value ↑
• Both replace carpet — Enhances comfort and aesthetic appeal ↑

ⓘ 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: Bozeman Elementary
• NCES district ID: 3004560
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 66% ▼ -4.00%
• Median HH income: $51,664
• Composite: 52.03/100
• National rank: #1635
• State rank: #7 of 116 in MT

Livability — King Arthur Park

• Score: 78/100
• State rank: #18
• US rank: #2457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: King Arthur Park, MT
• County: Gallatin County · 108,510 people
• Metro: Bozeman, MT
• Population (ZIP): 44,585
• Household income: $99,123
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1786.0

Population outlook (Gallatin County) Hauer SSP2

• Today (2025): 129,625 people
• By 2030: 144,940 · +11.8%
• By 2040: 176,266 · +36.0%
• By 2050: 209,250 · +61.4%
• By 2075: 294,207 · +127.0%
• By 2100: 360,558 · +178.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Portuguese 7% Slovak 4% Italian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Gallatin

• 2024 margin: Toss-up / Even · D 50.0% · R 46.8% · Other 3.2%
• 2008→2024 swing: -0.2pp no change · 2008: 3.4pp · 2024: 3.2pp
• All cycles: 2024: D+3.2 2020: D+7.5 2016: D+1.0 2012: R+5.3 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -316.82%
• Current HPI: 272.8072
• Rent YoY: ▼ -0.61%
• Metro: Bozeman, 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

Price history

1 event — show timeline

• 2026-05-31 Listed $100,000 FSBO.com