609 1st Ave · Plentywood, MT 59254

$105,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 153 Days on market

Built 1950 6,490 sqft lot $156/sqft · 31% above area Est $113k · 7% 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).

• Cash flow +11.6/30.0
• ARV discount +10.8/15.0
• Appreciation +6.9/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• DSCR +3.4/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable and functional, this cozy 1-bedroom, 1-bath home in Plentywood, Montana offers more than meets the eye. With vintage midcentury touches and some original hardwood flooring, it's got just the right amount of character. The partially finished basement includes an extra room for storage, guests, or a home office. Appliances are all included—refrigerator, stove, freezer, washer, dryer, microwave, and a window unit AC—making this home truly move-in ready. Sitting on a drive-through lot with ample parking and a chainlink fence already set up for dogs, it's practical and pet-friendly. A newer roof, vinyl siding, and updated rain gutters keep maintenance low. Whether you're looking for a rental investment, hunting house, employee housing, a starter home, or a place to downsize, this property checks the boxes. Call or text today to set up an appointment to see this nice property!

Key facts

• Move-in ready
• Ample parking
• Newer roof

Tags

• ORIGINAL HARDWOOD FLOORING
• PARTIALLY FINISHED BASEMENT
• EXTRA ROOM FOR STORAGE
• MOVE-IN READY
• AMPLE PARKING
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-33 ($-391/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (25.0% below list).
• Recommended offer: $79k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#27 in MT, #3,371 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Plentywood K-12 Schools (rural): math 35% / reading 45% proficiency, ranked #142 of 339 in MT (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 5 units permitted in Sheridan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($726 loan paydown + $4k appreciation (3.9% local appreciation)).
• Sheridan County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,763 (25.0% 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 153 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (median comp): $113,213
• List price: $105,000
• Delta: -7.25%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Chestnut St	0.29mi	1/1.0	612 (-9%)	15mo	$75,000	$123	59

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

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.53×
• Total profit: $15,528
• Equity at exit: $52,516

10-year hold

• IRR: 10.8%
• Equity multiple: 2.78×
• Total profit: $52,221
• Equity at exit: $85,325

Cash invested: $29,400 (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 59254

• Home prices YoY: 2.2%
• Active inventory: 18
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $788 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $-33

Break-even live

Break-even rent $829

Max offer price $99,246

Occupancy floor 99%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-04
   status Active 906-char remark

   Show marketing remark (906 chars)

   Affordable and functional, this cozy 1-bedroom, 1-bath home in Plentywood, Montana offers more than meets the eye. With vintage midcentury touches and some original hardwood flooring, it's got just the right amount of character. The partially finished basement includes an extra room for storage, guests, or a home office. Appliances are all included—refrigerator, stove, freezer, washer, dryer, microwave, and a window unit AC—making this home truly move-in ready. Sitting on a drive-through lot with ample parking and a chainlink fence already set up for dogs, it's practical and pet-friendly. A newer roof, vinyl siding, and updated rain gutters keep maintenance low. Whether you're looking for a rental investment, hunting house, employee housing, a starter home, or a place to downsize, this property checks the boxes. Call or text today to set up an appointment to see this nice property!

2. 2025-10-25
   historical 906-char remark

   Show marketing remark (906 chars)

   Affordable and functional, this cozy 1-bedroom, 1-bath home in Plentywood, Montana offers more than meets the eye. With vintage midcentury touches and some original hardwood flooring, it's got just the right amount of character. The partially finished basement includes an extra room for storage, guests, or a home office. Appliances are all included—refrigerator, stove, freezer, washer, dryer, microwave, and a window unit AC—making this home truly move-in ready. Sitting on a drive-through lot with ample parking and a chainlink fence already set up for dogs, it's practical and pet-friendly. A newer roof, vinyl siding, and updated rain gutters keep maintenance low. Whether you're looking for a rental investment, hunting house, employee housing, a starter home, or a place to downsize, this property checks the boxes. Call or text today to set up an appointment to see this nice property!

3. 2025-06-16
   listed $105,000 Active 906-char remark

   Show marketing remark (906 chars)

   Affordable and functional, this cozy 1-bedroom, 1-bath home in Plentywood, Montana offers more than meets the eye. With vintage midcentury touches and some original hardwood flooring, it's got just the right amount of character. The partially finished basement includes an extra room for storage, guests, or a home office. Appliances are all included—refrigerator, stove, freezer, washer, dryer, microwave, and a window unit AC—making this home truly move-in ready. Sitting on a drive-through lot with ample parking and a chainlink fence already set up for dogs, it's practical and pet-friendly. A newer roof, vinyl siding, and updated rain gutters keep maintenance low. Whether you're looking for a rental investment, hunting house, employee housing, a starter home, or a place to downsize, this property checks the boxes. Call or text today to set up an appointment to see this nice property!

4. 2023-06-27
   soldstatus 619-char remark

   Show marketing remark (619 chars)

   Very well maintained one bedroom, one bath home. on the most solid basement you'll ever find on a midcentury home. Newer siding, windows, roof, insulation and rain gutters outside. Inside find modern paint, original hardwood floors in bedroom, original, meticulously kept cabinetry in the kitchen, and a spacious living/dining area. Appliances include refrigerator, stove, chest freezer, and new washer and dryer. Basement is unfinished, but has an extra room sheetrocked. This little gem is a perfect downsize, starter, hunting house, or rental property. Call or text today to make an appointment to see this property!

5. 2023-06-07
   listed $75,000 619-char remark

   Show marketing remark (619 chars)

   Very well maintained one bedroom, one bath home. on the most solid basement you'll ever find on a midcentury home. Newer siding, windows, roof, insulation and rain gutters outside. Inside find modern paint, original hardwood floors in bedroom, original, meticulously kept cabinetry in the kitchen, and a spacious living/dining area. Appliances include refrigerator, stove, chest freezer, and new washer and dryer. Basement is unfinished, but has an extra room sheetrocked. This little gem is a perfect downsize, starter, hunting house, or rental property. Call or text today to make an appointment to see this property!

6. 2004-05-28
   soldstatus
7. 1996-08-13
   soldstatus

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $882 · $74/mo
• Expected delta: +$157/yr (+$13/mo · 21.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 21% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,452
• − Mortgage interest: −$5,882
• − Property taxes: −$725
• − Insurance: −$525
• − Repairs & maintenance: −$756
• − Management: −$756
• − Depreciation: −$3,055
• Taxable loss: −$2,247
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $148/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: Plentywood K-12 Schools
• NCES district ID: 3020960
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $46,145
• Composite: 36.53/100
• National rank: #9299
• State rank: #142 of 339 in MT

Livability — Plentywood

• Score: 76/100
• State rank: #27
• US rank: #3371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plentywood, MT
• Population (ZIP): 1,845

Population outlook (Sheridan County) Hauer SSP2

• Today (2025): 4,481 people
• By 2030: 4,951 · +10.5%
• By 2040: 6,013 · +34.2%
• By 2050: 7,266 · +62.2%
• By 2075: 10,842 · +142.0%
• By 2100: 13,272 · +196.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 13% Scottish 5% Italian 4%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Sheridan

• 2024 margin: Solid R (+42.5) · D 26.6% · R 69.1% · Other 4.3%
• 2008→2024 swing: -40.8pp toward R · 2008: -1.7pp · 2024: -42.5pp
• All cycles: 2024: R+42.5 2020: R+40.8 2016: R+41.7 2012: R+28.2 2008: R+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.88%
• Current HPI: 177.4482
• 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

+40.0% since first listed

7 events — show timeline

• 2026-05-04 Relisted — GNMLS
• 2025-10-25 Delisted — GNMLS
• 2025-06-16 Listed $105,000 GNMLS
• 2023-06-27 Sold (MLS) — GNMLS
• 2023-06-07 Listed $75,000 GNMLS
• 2004-05-28 Sold (Public Records) — Public Records
• 1996-08-13 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $725 · -7.7% YoY. Source: county tax records.