101 S 4th St · Plevna, MT 59344

$185,999

3 bd · 1.0 ba · 2,010 sqft · SingleFamily public records · 37 Days on market

Built 1980 $93/sqft · 32% below area Est $210k · 11% under

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Why this score? — see what drove the D+ 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 +12.6/15.0
• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A 4 bedroom 1.5 Bath home in the quiet town of Plevna, MT. This home is on an oversized lot of 18,750 SQ FT. with beautiful field views and a complete driveway all away around the home. Through the front door is access to the beautiful kitchen/dining with lots of cabinets and counter space. The main living room features the gorgeous original hardwood floors and a wood fireplace. There is 2 bedrooms with large closets that have original wood floors and a main bathroom with a walk in shower and large vanity on the main level. Down a few stairs is a family room and the master bedroom. The master bedroom has a large walk in closet and office space. There is lots of storage everywhere in this home. Downstairs features 1 non conforming bedroom, a half bath, laundry/sitting area, utility room and lots of storage room. Outside the home is 2 small sheds. This home is a must see!

Key facts

• Large driveway
• Over sized lot
• Kitchen dining area

Tags

• OVER SIZED LOT
• LARGE DRIVEWAY
• KITCHEN DINING AREA
• LOTS OF COUNTER SPACE
• NEWER WHIRLPOOL FRIDGE
• WOOD FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (22.7% below list).
• Recommended offer: $144k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#128 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D+, crime D, amenities F.
• Plevna K-12 Schools (rural): math 30% / reading 40% proficiency, ranked #175 of 339 in MT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Fallon County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $143,725 (22.7% 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 37 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
5. 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?
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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $209,542
• List price: $185,999
• Delta: -11.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.76×
• Total profit: $91,770
• Equity at exit: $167,563

10-year hold

• IRR: 19.7%
• Equity multiple: 6.33×
• Total profit: $277,802
• Equity at exit: $361,355

Cash invested: $52,080 (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 59344

• Home prices YoY: 9.1%
• Active inventory: 4
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$975
• Tax est. 1.5%: −$232 /mo · $2,790/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-150

Break-even live

Break-even rent $1,627

Max offer price $164,298

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $185,999 Active 37 DOM
2. 2026-06-17
   days on market $185,999 Active 36 DOM
3. 2026-06-16
   days on market $185,999 Active 35 DOM
4. 2026-06-15
   days on market $185,999 Active 34 DOM
5. 2026-06-13
   days on market $185,999 Active 32 DOM
6. 2026-06-12
   days on market $185,999 Active 31 DOM
7. 2026-06-09
   days on market $185,999 Active 28 DOM
8. 2026-06-08
   days on market $185,999 Active 27 DOM
9. 2026-06-07
   days on market $185,999 Active 26 DOM
10. 2026-06-05
    days on market $185,999 Active 24 DOM
11. 2026-06-04
    days on market $185,999 Active 22 DOM
12. 2026-06-02
    days on market $185,999 Active 21 DOM
13. 2026-06-01
    days on market $185,999 Active 20 DOM
14. 2026-05-31
    days on market $185,999 Active 19 DOM
15. 2026-05-12
    listed $185,999 Active 1368-char remark
16. 2023-10-06
    soldstatus Closed 882-char remark

    Show marketing remark (882 chars)

    A 4 bedroom 1.5 Bath home in the quiet town of Plevna, MT. This home is on an oversized lot of 18,750 SQ FT. with beautiful field views and a complete driveway all away around the home. Through the front door is access to the beautiful kitchen/dining with lots of cabinets and counter space. The main living room features the gorgeous original hardwood floors and a wood fireplace. There is 2 bedrooms with large closets that have original wood floors and a main bathroom with a walk in shower and large vanity on the main level. Down a few stairs is a family room and the master bedroom. The master bedroom has a large walk in closet and office space. There is lots of storage everywhere in this home. Downstairs features 1 non conforming bedroom, a half bath, laundry/sitting area, utility room and lots of storage room. Outside the home is 2 small sheds. This home is a must see!

17. 2023-09-17
    status Pending 882-char remark

    Show marketing remark (882 chars)

    A 4 bedroom 1.5 Bath home in the quiet town of Plevna, MT. This home is on an oversized lot of 18,750 SQ FT. with beautiful field views and a complete driveway all away around the home. Through the front door is access to the beautiful kitchen/dining with lots of cabinets and counter space. The main living room features the gorgeous original hardwood floors and a wood fireplace. There is 2 bedrooms with large closets that have original wood floors and a main bathroom with a walk in shower and large vanity on the main level. Down a few stairs is a family room and the master bedroom. The master bedroom has a large walk in closet and office space. There is lots of storage everywhere in this home. Downstairs features 1 non conforming bedroom, a half bath, laundry/sitting area, utility room and lots of storage room. Outside the home is 2 small sheds. This home is a must see!

18. 2023-09-06
    status Active 882-char remark

    Show marketing remark (882 chars)

    A 4 bedroom 1.5 Bath home in the quiet town of Plevna, MT. This home is on an oversized lot of 18,750 SQ FT. with beautiful field views and a complete driveway all away around the home. Through the front door is access to the beautiful kitchen/dining with lots of cabinets and counter space. The main living room features the gorgeous original hardwood floors and a wood fireplace. There is 2 bedrooms with large closets that have original wood floors and a main bathroom with a walk in shower and large vanity on the main level. Down a few stairs is a family room and the master bedroom. The master bedroom has a large walk in closet and office space. There is lots of storage everywhere in this home. Downstairs features 1 non conforming bedroom, a half bath, laundry/sitting area, utility room and lots of storage room. Outside the home is 2 small sheds. This home is a must see!

19. 2023-08-21
    historical 882-char remark

    Show marketing remark (882 chars)

    A 4 bedroom 1.5 Bath home in the quiet town of Plevna, MT. This home is on an oversized lot of 18,750 SQ FT. with beautiful field views and a complete driveway all away around the home. Through the front door is access to the beautiful kitchen/dining with lots of cabinets and counter space. The main living room features the gorgeous original hardwood floors and a wood fireplace. There is 2 bedrooms with large closets that have original wood floors and a main bathroom with a walk in shower and large vanity on the main level. Down a few stairs is a family room and the master bedroom. The master bedroom has a large walk in closet and office space. There is lots of storage everywhere in this home. Downstairs features 1 non conforming bedroom, a half bath, laundry/sitting area, utility room and lots of storage room. Outside the home is 2 small sheds. This home is a must see!

20. 2023-08-10
    price $149,000 882-char remark

    Show marketing remark (882 chars)

    A 4 bedroom 1.5 Bath home in the quiet town of Plevna, MT. This home is on an oversized lot of 18,750 SQ FT. with beautiful field views and a complete driveway all away around the home. Through the front door is access to the beautiful kitchen/dining with lots of cabinets and counter space. The main living room features the gorgeous original hardwood floors and a wood fireplace. There is 2 bedrooms with large closets that have original wood floors and a main bathroom with a walk in shower and large vanity on the main level. Down a few stairs is a family room and the master bedroom. The master bedroom has a large walk in closet and office space. There is lots of storage everywhere in this home. Downstairs features 1 non conforming bedroom, a half bath, laundry/sitting area, utility room and lots of storage room. Outside the home is 2 small sheds. This home is a must see!

21. 2023-06-27
    listed $154,000 Active 882-char remark

    Show marketing remark (882 chars)

    A 4 bedroom 1.5 Bath home in the quiet town of Plevna, MT. This home is on an oversized lot of 18,750 SQ FT. with beautiful field views and a complete driveway all away around the home. Through the front door is access to the beautiful kitchen/dining with lots of cabinets and counter space. The main living room features the gorgeous original hardwood floors and a wood fireplace. There is 2 bedrooms with large closets that have original wood floors and a main bathroom with a walk in shower and large vanity on the main level. Down a few stairs is a family room and the master bedroom. The master bedroom has a large walk in closet and office space. There is lots of storage everywhere in this home. Downstairs features 1 non conforming bedroom, a half bath, laundry/sitting area, utility room and lots of storage room. Outside the home is 2 small sheds. This home is a must see!

22. 2022-01-03
    soldstatus Closed

    Show marketing remark (899 chars)

    A quiet 4 bedroom 1.5 bath in the great town of Plevna, MT. This home features a large lot that is landscaped with field views, plenty of parking space and 2 sheds. This home has many of the original curved doorways and ceiling sides, and original hardwood floors in some rooms. It has great character and is a must see. Upstairs features a newly remodeled kitchen with lots of new cupboard space that is open to a dine in kitchen area. A large living room with a gorgeous brick fireplace and large windows to the front yard. 2 bedrooms with plenty of closet space and a full bathroom with a large vanity and shower. Down a few stairs there is another living room space and a large bedroom with a very oversized closet. Downstairs is 1 bedroom that is newly finished and a family room/laundry room area. There is plenty of extra storage room areas downstairs as well as a half bath and utility room.

23. 2021-06-03
    listed $129,000

    Show marketing remark (899 chars)

    A quiet 4 bedroom 1.5 bath in the great town of Plevna, MT. This home features a large lot that is landscaped with field views, plenty of parking space and 2 sheds. This home has many of the original curved doorways and ceiling sides, and original hardwood floors in some rooms. It has great character and is a must see. Upstairs features a newly remodeled kitchen with lots of new cupboard space that is open to a dine in kitchen area. A large living room with a gorgeous brick fireplace and large windows to the front yard. 2 bedrooms with plenty of closet space and a full bathroom with a large vanity and shower. Down a few stairs there is another living room space and a large bedroom with a very oversized closet. Downstairs is 1 bedroom that is newly finished and a family room/laundry room area. There is plenty of extra storage room areas downstairs as well as a half bath and utility room.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,247
• − Mortgage interest: −$10,419
• − Property taxes: −$2,790
• − Insurance: −$930
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$5,411
• Taxable loss: −$5,062
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $-585/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: Plevna K-12 Schools
• NCES district ID: 3021000
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $50,854
• Composite: 33.04/100
• National rank: #10661
• State rank: #175 of 339 in MT

Livability — Plevna

• Score: 65/100
• State rank: #128
• US rank: #12708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plevna, MT
• Population (ZIP): 471

Population outlook (Fallon County) Hauer SSP2

• Today (2025): 3,692 people
• By 2030: 3,986 · +8.0%
• By 2040: 4,662 · +26.3%
• By 2050: 5,439 · +47.3%
• By 2075: 7,519 · +103.7%
• By 2100: 8,763 · +137.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Portuguese 8% Slovak 4% Scotch-Irish 2%

Political lean MEDSL · Fallon

• 2024 margin: Solid R (+75.6) · D 10.8% · R 86.5% · Other 2.7%
• 2008→2024 swing: -23.5pp toward R · 2008: -52.1pp · 2024: -75.6pp
• All cycles: 2024: R+75.6 2020: R+76.4 2016: R+76.1 2012: R+63.4 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.09%
• Current HPI: 181.1209
• 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

+44.2% since first listed

9 events — show timeline

• 2026-05-12 Listed $185,999 FSBO.com
• 2023-10-06 Sold (MLS) — BMTMLS
• 2023-09-17 Pending — BMTMLS
• 2023-09-06 Relisted — BMTMLS
• 2023-08-21 Delisted — BMTMLS
• 2023-08-10 Price Changed $149,000 BMTMLS
• 2023-06-27 Listed $154,000 BMTMLS
• 2022-01-03 Sold (MLS) — BMTMLS
• 2021-06-03 Listed $129,000 BMTMLS

Property tax history

-6.3%/yr

Latest (2025): $74 · -85.5% YoY. Source: county tax records.