0 New York St · Chinook, MT 59523

$50,000

2 bd · 1.0 ba · 760 sqft · SingleFamily · 486 Days on market

Built 1909 8,407 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

A viable opportunity, this property has a shell of a home ready for updates and customizations. The buildings could also be removed and the lots utilized for however you see fit! The area is rich with recreation including hunting, camping, boating, fishing, hunting, hiking, and skiing. Chinook is 22 miles from Havre, Montana.

Key facts

• 8,407 sq ft lot
• Built 1909
• Listed 486 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available
• Home design: Single-family residence; One story
• Exterior features: Lot approximately 0.193 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Forced air heating; No cooling system

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $-49 ($-586/yr) — negative.
• To cash-flow at today's rent, offer at most $43k (14.1% below list).
• Meets the 1% rule at list price ($916 rent vs $50k).
• Recommended offer: $43k (14.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#44 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, employment D+.
• Chinook H S (rural): math 0% / reading 21% proficiency, ranked #278 of 339 in MT (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $346 of loan paydown is wiped out by about $922 of value loss. Plan a longer hold.
• Blaine County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 486 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $427/mo; built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,937 (14.1% 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 486 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.83% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.38%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.39×
• Total profit: $-8,471
• Equity at exit: $10,077

10-year hold

• IRR: -7.2%
• Equity multiple: 0.43×
• Total profit: $-8,043
• Equity at exit: $8,963

Cash invested: $14,000 (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 59523

• Home prices YoY: -0.9%
• Active inventory: 22
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $-49

Break-even live

Break-even rent $977

Max offer price $42,937

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-32	+0% $-49	+5% $-66	+10% $-83
Rent	-10% $-121	-5% $-85	+0% $-49	+5% $-13	+10% $24
Rate	-1.0pp $-24	-0.5pp $-36	base $-49	+0.5pp $-62	+1.0pp $-75

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $50,000 Active 486 DOM
2. 2026-06-17
   days on market $50,000 Active 485 DOM
3. 2026-06-16
   days on market $50,000 Active 484 DOM
4. 2026-06-15
   days on market $50,000 Active 483 DOM
5. 2026-06-14
   days on market $50,000 Active 481 DOM
6. 2026-06-13
   days on market $50,000 Active 480 DOM
7. 2026-06-10
   days on market $50,000 Active 478 DOM
8. 2026-06-09
   days on market $50,000 Active 477 DOM
9. 2026-06-08
   days on market $50,000 Active 476 DOM
10. 2026-06-07
    pricedays on marketlisting id $50,000 Active 475 DOM
11. 2026-06-05
    days on market $60,000 Active 35 DOM
12. 2026-06-03
    days on market $60,000 Active 34 DOM
13. 2026-06-02
    pricedays on market $60,000 Active 33 DOM
14. 2026-06-01
    days on market $70,000 Active 32 DOM
15. 2026-05-31
    days on market $70,000 Active 31 DOM
16. 2026-05-31
    days on market $70,000 Active 30 DOM

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,986
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$5,368
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$1,455
• Taxable loss: −$1,145
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $-311/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: Chinook H S
• NCES district ID: 3006270
• Math proficiency: 0% ▼ -40.00%
• Reading proficiency: 21% ▼ -19.00%
• Median HH income: $41,979
• Composite: 12.86/100
• National rank: #14540
• State rank: #278 of 339 in MT

Livability — Chinook

• Score: 73/100
• State rank: #44
• US rank: #5341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chinook, MT
• Population (ZIP): 2,281

Population outlook (Blaine County) Hauer SSP2

• Today (2025): 6,837 people
• By 2030: 6,969 · +1.9%
• By 2040: 7,228 · +5.7%
• By 2050: 7,540 · +10.3%
• By 2075: 8,571 · +25.4%
• By 2100: 9,058 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Native American 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 14% Slovak 3% Scottish 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Blaine

• 2024 margin: Lean R (+5.9) · D 44.6% · R 50.5% · Other 4.8%
• 2008→2024 swing: -25.2pp toward R · 2008: 19.3pp · 2024: -5.9pp
• All cycles: 2024: R+5.9 2020: D+3.9 2016: R+2.8 2012: D+15.2 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.84%
• Current HPI: 213.5954
• 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

+0.0% since first listed

3 events — show timeline

• 2025-02-17 Listed $50,000 BSCMLS
• 2025-02-17 Listed $50,000 MRMLS
• 2025-02-17 Listed $50,000 HHLMLS