16503 Iowa Avenue Ave · Broadview, MT 59015

$260,000

4 bd · 2.5 ba · 3,000 sqft · SingleFamily public records · 16 Days on market

Built 1915 3,500 sqft lot Est $273k · at est.

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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).

• Cash flow +11.4/30.0
• ARV discount +9.6/15.0
• Appreciation +5.8/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

Talk about price per square foot! This property is 4500 square feet of possibilities. This is located in the great town of Broadview which is just minutes from Billings. Built in 1915, this building has served the Broadview area in many ways. The three levels of this building are 1500 square feet each. The basement has high ceilings and lots of room for many things. The main level brings in lots of light and could be used in lots of different ways. The upper level views are unbelievable and has two bedrooms and a bathroom. This is a property that has to be seen in person to grasp the size of it. Bring your ideas and add your piece of history to this great Brick Building.

Key facts

• Luxury kitchen
• Bank vault door
• Exposed brick

Tags

• HISTORIC BANK BUILDING
• ORIGINAL ARCHITECTURAL DETAILS
• BANK VAULT DOOR
• EXPOSED BRICK
• LUXURY KITCHEN
• LARGE PANTRY

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Two to three or more levels
• Construction: Brick construction; Membrane roof; Full basement
• Exterior features: Front porch; Patio; Fenced yard; Landscaped lot

Interior

• Kitchen: Dishwasher; Oven; Range; Cooktop; Refrigerator
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central air conditioning; Electric heating; Forced air heating; Other heating
• Interior features: Pantry; Three fireplaces
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (30.3% below list).
• Recommended offer: $181k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#103 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: health & safety C-, employment D, crime F.
• Broadview H S (rural): math 25% / reading 25% proficiency, ranked #89 of 116 in MT (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Broadview High School (math 24% / reading 24%, grade F, #80 of 132 statewide, top 80%, 56 students, 0% FRL).
• Market conditions: 11 active listings in the ZIP; 1,401 units permitted in Yellowstone County in 2024 (281 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.6% local appreciation)).
• Yellowstone County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, 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 16 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,137 (30.3% 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. Built in 1915 — 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 A-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?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $273,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16655 & 16647 Donald Ave	0.27mi	4/2.0	2,582 (-14%)	10mo	$235,000	$91	54

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

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.09×
• Total profit: $6,476
• Equity at exit: $96,756

10-year hold

• IRR: 5.9%
• Equity multiple: 1.77×
• Total profit: $55,956
• Equity at exit: $135,009

Cash invested: $72,800 (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 59015

• Home prices YoY: 0.7%
• Active inventory: 11
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-90

Break-even live

Break-even rent $1,926

Max offer price $244,022

Occupancy floor 100%

Sensitivity live

Price	-10% $57	-5% $-17	+0% $-90	+5% $-164	+10% $-238
Rent	-10% $-234	-5% $-162	+0% $-90	+5% $-19	+10% $53
Rate	-1.0pp $40	-0.5pp $-24	base $-90	+0.5pp $-158	+1.0pp $-226

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $260,000 Active 16 DOM
2. 2026-06-19
   days on market $260,000 Active 14 DOM
3. 2026-06-18
   days on market $260,000 Active 13 DOM
4. 2026-06-17
   days on market $260,000 Active 12 DOM
5. 2026-06-16
   days on market $260,000 Active 11 DOM
6. 2026-06-15
   days on market $260,000 Active 10 DOM
7. 2026-06-14
   days on market $260,000 Active 8 DOM
8. 2026-06-13
   days on market $260,000 Active 7 DOM
9. 2026-06-10
   days on market $260,000 Active 5 DOM
10. 2026-06-09
    days on market $260,000 Active 4 DOM
11. 2026-06-08
    days on market $260,000 Active 3 DOM
12. 2026-06-07
    listed $260,000 Active 2 DOM

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $2,184 · $182/mo
• Expected delta: +$1,588/yr (+$132/mo · 266.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,736
• − Mortgage interest: −$14,564
• − Property taxes: −$596
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$7,564
• Taxable loss: −$5,765
• Est. tax savings @ 24.0%: +$1,384
• After-tax cash flow: $298/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: Broadview H S
• NCES district ID: 3004920
• Math proficiency: 25% ▲ 25.00%
• Reading proficiency: 25% ▲ 25.00%
• Median HH income: $54,465
• Composite: 22.49/100
• National rank: #8097
• State rank: #89 of 116 in MT

Livability — Broadview

• Score: 67/100
• State rank: #103
• US rank: #10314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broadview, MT
• Population (ZIP): 366

Population outlook (Yellowstone County) Hauer SSP2

• Today (2025): 176,227 people
• By 2030: 185,619 · +5.3%
• By 2040: 203,543 · +15.5%
• By 2050: 221,100 · +25.5%
• By 2075: 266,931 · +51.5%
• By 2100: 301,141 · +70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 9% Polish 4% Scottish 4%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Yellowstone

• 2024 margin: Strong R (+27.1) · D 34.9% · R 62.0% · Other 3.1%
• 2008→2024 swing: -20.8pp toward R · 2008: -6.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+27.1 2012: R+20.6 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.58%
• Current HPI: 220.58
• 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

+288.1% since first listed

13 events — show timeline

• 2026-06-05 Listed $260,000 BMTMLS
• 2025-07-22 Price Changed $299,999 BMTMLS
• 2025-06-05 Price Changed $349,000 BMTMLS
• 2025-04-25 Price Changed $369,000 BMTMLS
• 2024-12-06 Price Changed $389,000 BMTMLS
• 2023-08-07 Sold (Public Records) — Public Records
• 2023-08-07 Sold (MLS) — BMTMLS
• 2023-06-23 Contingent — BMTMLS
• 2023-06-20 Listed $99,000 BMTMLS
• 2020-12-23 Sold (Public Records) — Public Records
• 2020-12-22 Sold (MLS) — BMTMLS
• 2020-08-05 Listed $67,000 BMTMLS
• 1998-05-07 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $596 · -27.5% YoY. Source: county tax records.