223 1st Ave NE · Brady, MT 59416

$140,000

1 bd · 1.0 ba · 806 sqft · SingleFamily public records · 54 Days on market

Built 1925 7,013 sqft lot

---

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 +9.6/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Key facts

• Pear trees
• Apple trees
• Two car garage

Tags

• TWO CAR GARAGE
• PLUM TREES
• PEAR TREES
• APPLE TREES

Property features AI

Finance

• HOA & community: Playground nearby; Park nearby

Exterior

• Parking: 2-car garage; Additional parking; Alley access; On-street parking
• Utilities: Public water; Cable available; Electricity available and connected; Propane
• Home design: Single-family residence; One and one-half stories
• Construction: Wood siding and block construction; Block foundation; Metal roof; Built with partial unfinished basement (crawl space)
• Exterior features: Rear porch; Greenhouse; Level topography; Back yard and front yard; Orchard(s); Gravel road access; See remarks

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Hot water heating
• Interior features: Gas water heater; Range; Refrigerator; Has basement with crawl space, partial and unfinished areas
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (33.9% below list).
• Recommended offer: $93k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#149 in MT) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Dutton/Brady K-12 Schools (rural): math 35% / reading 45% proficiency, ranked #143 of 339 in MT (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $14k of equity ($968 loan paydown + $13k appreciation (9.2% local appreciation)).
• Pondera County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,588 (33.9% 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 54 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.66% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.58×
• Total profit: $62,117
• Equity at exit: $117,512

10-year hold

• IRR: 18.6%
• Equity multiple: 5.74×
• Total profit: $185,729
• Equity at exit: $244,781

Cash invested: $39,200 (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 59416

• Home prices YoY: 3.4%
• Active inventory: 5
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-94

Break-even live

Break-even rent $1,044

Max offer price $123,463

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $140,000 Active 54 DOM
2. 2026-06-18
   days on market $140,000 Active 53 DOM
3. 2026-06-17
   days on market $140,000 Active 52 DOM
4. 2026-06-16
   days on market $140,000 Active 51 DOM
5. 2026-06-15
   days on market $140,000 Active 50 DOM
6. 2026-06-14
   days on market $140,000 Active 48 DOM
7. 2026-06-13
   days on market $140,000 Active 47 DOM
8. 2026-06-10
   days on market $140,000 Active 45 DOM
9. 2026-06-09
   days on market $140,000 Active 44 DOM
10. 2026-06-08
    days on market $140,000 Active 43 DOM
11. 2026-06-07
    days on market $140,000 Active 42 DOM
12. 2026-06-03
    days on market $140,000 Active 38 DOM
13. 2026-06-02
    days on market $140,000 Active 37 DOM
14. 2026-06-01
    days on market $140,000 Active 36 DOM
15. 2026-05-31
    days on market $140,000 Active 35 DOM
16. 2026-05-30
    days on market $140,000 Active 34 DOM
17. 2026-04-27
    listed $140,000 Active

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $1,176 · $98/mo
• Expected delta: +$785/yr (+$65/mo · 201.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,111
• − Mortgage interest: −$7,842
• − Property taxes: −$391
• − Insurance: −$700
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$4,073
• Taxable loss: −$3,673
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $-242/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: Dutton/Brady K-12 Schools
• NCES district ID: 3000102
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $45,986
• Composite: 36.52/100
• National rank: #9305
• State rank: #143 of 339 in MT

Livability — Brady

• Score: 64/100
• State rank: #149
• US rank: #14627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brady, MT
• Population (ZIP): 378

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 (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 1%
• Common ancestry: Portuguese 11% Italian 6% Romanian 4%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 9.15%
• Current HPI: 282.0121
• 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

1 event — show timeline

• 2026-04-27 Listed $140,000 MRMLS

Property tax history

-0.6%/yr

Latest (2025): $391 · -26.1% YoY. Source: county tax records.