210 Spyglass Hill Way Unit 1221 Wk 50 · Columbia Falls, MT 59912

$50

2 bd · 2.0 ba · 1,274 sqft · SingleFamily · 1021 Days on market

Built 2003 $110/mo HOA · 7% of rent

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Parking
• Community pool
• Built 2003

Property features AI

Finance

• Other: Private maintained asphalt road and private road frontage; Subdivision: Meadow Lake; Community features: Golf
• HOA & community: Homeowners association with quarterly fee; Association amenities include fitness center, indoor pool, pool, sauna, spa/hot tub, barbecue and picnic area, playground, park, landscaping, laundry, management, security, and snow removal; Association fee includes cable TV, electricity, gas, insurance, internet, maintenance (grounds and structure), sewer, security, trash, water, and snow removal

Exterior

• Parking: Carport (1 space)
• Security: Community security (association amenity)
• Utilities: Natural gas available and connected; Electricity connected; Cable connected; Phone connected; Underground utilities; Public sewer
• Home design: Residential timeshare
• Construction: Wood siding and Masonite exterior; Composition roof
• Exterior features: Deck; Landscaped grounds; Views; On golf course

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating; Forced air; Baseboard; Electric heating
• Interior features: Fireplace (2 total); Basement with crawl space and concrete; Balcony
• Laundry & utility: Washer; Dryer; Laundry facilities (association amenity listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50).
• Recommended offer: $44 (12.0% below list) — sets the bar for market timing.
• Cap rate 26677.4% vs local median 1.4% in Columbia Falls — 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 68/100 on livability (#96 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B; Watch: employment D, amenities F, commute F.
• Columbia Falls H S (town): math 25% / reading 40% proficiency, ranked #198 of 339 in MT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; solid renter incomes; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $2 of value loss. Plan a longer hold.
• Flathead County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 1021 days — a 12% lower offer ($44) is reasonable based on typical stale-listing flexibility.

Recommended offer $44 (12.0% below list)

Questions for the listing agent

1. It's been on market 1021 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are B-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?
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: 3092.76% ✓
• Cap rate: 26677.36%
• Cash-on-cash: 95253.83%
• DSCR: 4239.26
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $586,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Tamarack Ln	0.66mi	3/2.0 (+1)	1,251 (-2%)	24mo	$575,000	$460	41

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: —
• Equity multiple: 5062.56×
• Total profit: $70,862
• Equity at exit: $7

10-year hold

• IRR: —
• Equity multiple: 10944.84×
• Total profit: $153,214
• Equity at exit: $4

Cash invested: $14 (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 59912

• Active inventory: 170

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $1/yr
• Insurance: −$0
• HOA: −$110
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $1,111

Break-even live

Break-even rent $140

Max offer price $50

Occupancy floor 23%

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: $12
• Closing costs: $2
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 18 events

1. 2026-06-19
   days on market $50 Active 1021 DOM
2. 2026-06-18
   days on market $50 Active 1020 DOM
3. 2026-06-17
   days on market $50 Active 1019 DOM
4. 2026-06-16
   days on market $50 Active 1018 DOM
5. 2026-06-15
   days on market $50 Active 1017 DOM
6. 2026-06-14
   days on market $50 Active 1015 DOM
7. 2026-06-13
   days on market $50 Active 1014 DOM
8. 2026-06-10
   days on market $50 Active 1012 DOM
9. 2026-06-09
   days on market $50 Active 1011 DOM
10. 2026-06-08
    days on market $50 Active 1010 DOM
11. 2026-06-07
    days on market $50 Active 1009 DOM
12. 2026-06-05
    days on market $50 Active 1006 DOM
13. 2026-06-03
    days on market $50 Active 1005 DOM
14. 2026-06-02
    days on market $50 Active 1004 DOM
15. 2026-06-01
    days on market $50 Active 1003 DOM
16. 2026-05-31
    days on market $50 Active 1002 DOM
17. 2026-05-30
    days on market $50 Active 1001 DOM
18. 2023-09-02
    listed $50 Active

ⓘ 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 6 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,557
• − Mortgage interest: −$3
• − Property taxes: −$1
• − Insurance: −$0
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − HOA: −$1,320
• − Depreciation: −$1
• Taxable income: $14,262
• Est. tax owed @ 24.0%: −$3,423
• After-tax cash flow: $9,913/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: Columbia Falls H S
• NCES district ID: 3007140
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $44,266
• Composite: 30.43/100
• National rank: #11516
• State rank: #198 of 339 in MT

Livability — Columbia Falls

• Score: 68/100
• State rank: #96
• US rank: #9792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flathead County · 94,027 people
• City population: 15,752
• Metro: Kalispell, MT
• Population (ZIP): 15,752
• Household income: $76,617
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 242.0

Population outlook (Flathead County) Hauer SSP2

• Today (2025): 108,002 people
• By 2030: 113,362 · +5.0%
• By 2040: 122,245 · +13.2%
• By 2050: 129,517 · +19.9%
• By 2075: 146,737 · +35.9%
• By 2100: 155,045 · +43.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 7% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Flathead

• 2024 margin: Solid R (+33.8) · D 31.8% · R 65.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -21.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.9 2016: R+36.5 2012: R+33.4 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -219.09%
• Current HPI: 252.1381
• Rent YoY: —
• Metro: Kalispell, 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