0 New York St

Chinook, MT 59523

$50,000B

2 bd · 1.0 ba · 760 sqft · Built 1909 · SingleFamily · Active · 486 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $916/mo
• Mortgage (P&I): −$262
• Tax + insurance: −$510
• HOA: −$0
• Vac / Maint / Mgmt: −$192
• Net cashflow: $-49/mo
• Annual: $-586/yr
• Cap rate: 15.36%
• Cash-on-cash: 32.38%
• DSCR: 2.44
• 1% rule: 1.83%
• Cash to close: $14,000

Investor read

• This is a 2-bed/1.0-bath single-family listed at $50k.
• 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).
• It's been on market 486 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $43k (14.1% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Watch-outs: flood insurance adds $427/mo; built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 22 active listings in the ZIP.
• Blaine County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• 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?
• Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.