420 Virginia St · Butte-Silver Bow (balance), MT 59701

$107,000

1 bd · 1.0 ba · 649 sqft · SingleFamily public records · 40 Days on market

Built 1905 610 sqft lot Est $179k · 40% under

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Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• Rent growth +5.0/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1-bedroom, 1-bath bungalow full of potential! This cozy home offers a functional layout and plenty of opportunity to make it your own. With a little love and vision, this property could truly shine. Great opportunity for an investment property, starter home, or project for someone looking to add their personal touch. Lease automatically transfers to a month to month lease at the end of July 2026.

Key facts

• Built 1905
• Listed 39 days

Property features AI

Finance

• Other: Lot size about 610 square feet (0.014 acres)
• Financial info: Information not provided
• HOA & community: Information not provided

Exterior

• Parking: No garage
• Security: Information not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Information not provided
• Exterior features: Public water available; Public sewer available; Sewer and water connections available; Lot zoned R2

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Natural gas heating; Has cooling and heating
• Laundry & utility: Information not provided

🏷️ Possibly a rental listed for sale. The $107,000 price doesn't fit this home's estimated sale value (~$179,124) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.9% in Butte-Silver Bow (balance) — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Butte H S (town): math 24% / reading 50% proficiency, ranked #73 of 116 in MT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kennedy School (math 22% / reading 37%, grade F, #223 of 293 statewide, top 79%, 246 students, 0% FRL); East Middle School (math 26% / reading 44%, grade F, #85 of 146 statewide, top 59%, 660 students, 0% FRL); Butte High School (math 24% / reading 50%, grade F, #48 of 132 statewide, top 37%, 1,317 students, 0% FRL).
• Market conditions: Rents rising fast (+10.4%/yr); 325 active listings in the ZIP; 109 units permitted in Silver Bow County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Silver Bow County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $179,124
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 W Woolman St	0.15mi	1/1.0	656 (+1%)	23mo	$109,000	$166	72
238 S Dakota St	0.61mi	2/1.0 (+1)	744 (+15%)	12mo	$205,000	$276	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-107
• Equity at exit: $15,954

10-year hold

• IRR: 14.1%
• Equity multiple: 2.39×
• Total profit: $41,518
• Equity at exit: $9,251

Cash invested: $29,960 (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 59701

• Home prices YoY: -30.7%
• Rents YoY: 10.4%
• Active inventory: 325
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $177

Break-even live

Break-even rent $902

Max offer price $107,000

Occupancy floor 79%

Sensitivity live

Price	-10% $238	-5% $207	+0% $177	+5% $147	+10% $117
Rent	-10% $88	-5% $133	+0% $177	+5% $222	+10% $266
Rate	-1.0pp $231	-0.5pp $204	base $177	+0.5pp $149	+1.0pp $121

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-22
   days on market $107,000 Active 40 DOM
2. 2026-06-21
   days on market $107,000 Active 39 DOM
3. 2026-06-19
   days on market $107,000 Active 37 DOM
4. 2026-06-18
   days on market $107,000 Active 36 DOM
5. 2026-06-17
   days on market $107,000 Active 35 DOM
6. 2026-06-16
   days on market $107,000 Active 34 DOM
7. 2026-06-15
   days on market $107,000 Active 33 DOM
8. 2026-06-14
   days on market $107,000 Active 31 DOM
9. 2026-06-12
   days on market $107,000 Active 30 DOM
10. 2026-06-09
    days on market $107,000 Active 27 DOM
11. 2026-06-08
    days on market $107,000 Active 26 DOM
12. 2026-06-07
    days on market $107,000 Active 25 DOM
13. 2026-06-05
    days on market $107,000 Active 22 DOM
14. 2026-06-03
    days on market $107,000 Active 21 DOM
15. 2026-06-02
    days on market $107,000 Active 20 DOM
16. 2026-06-01
    days on market $107,000 Active 19 DOM
17. 2026-05-31
    days on market $107,000 Active 18 DOM
18. 2026-05-30
    days on market $107,000 Active 17 DOM
19. 2026-05-13
    listed $107,000 Active 408-char remark

    Show marketing remark (408 chars)

    Charming 1-bedroom, 1-bath bungalow full of potential! This cozy home offers a functional layout and plenty of opportunity to make it your own. With a little love and vision, this property could truly shine. Great opportunity for an investment property, starter home, or project for someone looking to add their personal touch. Lease automatically transfers to a month to month lease at the end of July 2026.

20. 2026-05-13
    listed $107,000 Active

    Show marketing remark (408 chars)

    Charming 1-bedroom, 1-bath bungalow full of potential! This cozy home offers a functional layout and plenty of opportunity to make it your own. With a little love and vision, this property could truly shine. Great opportunity for an investment property, starter home, or project for someone looking to add their personal touch. Lease automatically transfers to a month to month lease at the end of July 2026.

21. 2025-07-21
    price $122,000
22. 2025-07-21
    price $122,000
23. 2025-07-17
    historical $900
24. 2025-07-10
    listed $900
25. 2025-03-13
    listed $139,900 Active
26. 2025-03-13
    listed $139,900 Active
27. 2021-10-14
    soldstatus
28. 2021-10-14
    soldstatus
29. 2021-08-19
    listed $77,500
30. 2007-06-08
    soldstatus
31. 1998-02-12
    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: $1,280 · $107/mo
• Projected year-2 tax: $1,280 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 6 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,512
• − Mortgage interest: −$5,994
• − Property taxes: −$1,280
• − Insurance: −$535
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,113
• Taxable income: $428
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,023/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: Butte H S
• NCES district ID: 3005310
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,852
• Composite: 30.74/100
• National rank: #6162
• State rank: #73 of 116 in MT

Livability — Butte-Silver Bow (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Butte-Silver Bow (balance), MT
• County: Silver Bow County · 34,232 people
• City population: 35,306
• Metro: Butte-Silver Bow, MT
• Population (ZIP): 34,232
• Household income: $60,437
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1060.0

Population outlook (Silver Bow County) Hauer SSP2

• Today (2025): 35,745 people
• By 2030: 36,359 · +1.7%
• By 2040: 37,490 · +4.9%
• By 2050: 38,593 · +8.0%
• By 2075: 43,773 · +22.5%
• By 2100: 48,513 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Korean 1% Arabic 1%

Political lean MEDSL · Silver Bow

• 2024 margin: Lean D (+7.0) · D 51.5% · R 44.5% · Other 4.0%
• 2008→2024 swing: -33.4pp toward R · 2008: 40.4pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+14.1 2016: D+14.2 2012: D+32.5 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.08%
• Current HPI: 268.4972
• Rent YoY: ▲ 10.44%
• Metro: Butte-Silver Bow, 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

Price history

+38.1% since first listed

13 events — show timeline

• 2026-05-13 Listed $107,000 BSCMLS
• 2026-05-13 Listed $107,000 MRMLS
• 2025-07-21 Price Changed $122,000 BSCMLS
• 2025-07-21 Price Changed $122,000 MRMLS
• 2025-07-17 Rental Removed $900 APPFOLIO
• 2025-07-10 Listed for Rent $900 APPFOLIO
• 2025-03-13 Listed $139,900 MRMLS
• 2025-03-13 Listed $139,900 BSCMLS
• 2021-10-14 Sold (Public Records) — Public Records
• 2021-10-14 Sold (MLS) — BSCMLS
• 2021-08-19 Listed $77,500 BSCMLS
• 2007-06-08 Sold (Public Records) — Public Records
• 1998-02-12 Sold (Public Records) — Public Records

Property tax history

+19.4%/yr

Latest (2025): $1,280 · +4.8% YoY. Source: county tax records.