724 N Center Ave · Hardin, MT 59034

$154,000

3 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 273 Days on market

Built 1900 10,500 sqft lot Est $162k · at est.

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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 +16.0/30.0
• ARV discount +9.7/15.0
• DSCR +4.9/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Key facts

• Large lot
• Business district
• Detached garage

Tags

• DETACHED GARAGE
• LARGE LOT
• BUSINESS DISTRICT

Property features AI

Finance

• Other: Zoning: Residential Multi-Family

Exterior

• Parking: Detached garage (1 covered/1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Above-grade finished area reported
• Exterior features: No fencing; Lot approximately 0.241 acre; Subdivision: Hardin Fourth Add

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; No central cooling
• Interior features: Fireplace (1); Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $76 ($906/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (17.3% below list).
• Recommended offer: $127k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.6% in Hardin — 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 72/100 on livability (#59 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Hardin H S (town): math 10% / reading 15% proficiency, ranked #276 of 339 in MT (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hardin Primary (329 students, 0% FRL); Hardin Middle School (math 4% / reading 16%, grade F, #134 of 146 statewide, top 94%, 404 students, 0% FRL); Hardin High School (math 2% / reading 8%, grade F, #129 of 132 statewide, top 100%, 512 students, 0% FRL).
• Market conditions: 30 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Big Horn 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 273 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,384 (17.3% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $161,898
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 E 8th St	0.32mi	2/1.0 (-1)	1,350 (+1%)	12mo	$325,000	$241	68
115 W 6th St	0.15mi	2/1.5 (-1)	1,432 (+7%)	11mo	$75,000	$52	66
610 N Crook Ave	0.18mi	2/1.0 (-1)	1,180 (-12%)	9mo	$58,000	$49	59
406 N Choteau Ave	0.44mi	2/1.0 (-1)	1,344 (+0%)	22mo	$139,000	$103	55
615 2nd St W	0.59mi	3/1.5	1,400 (+5%)	22mo	$199,000	$142	44
610 3rd St W	0.56mi	3/1.5	1,480 (+11%)	12mo	$99,900	$68	44
116 N Crawford Ave	0.51mi	2/1.5 (-1)	1,450 (+8%)	18mo	$229,900	$159	40
7 N Choteau Ave	0.61mi	2/1.0 (-1)	1,243 (-7%)	20mo	$149,900	$121	38

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-20,208
• Equity at exit: $22,962

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-11,659
• Equity at exit: $13,315

Cash invested: $43,120 (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 59034

• Home prices YoY: -9.2%
• Active inventory: 30
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $76

Break-even live

Break-even rent $1,178

Max offer price $154,000

Occupancy floor 89%

Sensitivity live

Price	-10% $163	-5% $119	+0% $76	+5% $32	+10% $-12
Rent	-10% $-25	-5% $25	+0% $76	+5% $126	+10% $176
Rate	-1.0pp $153	-0.5pp $115	base $76	+0.5pp $36	+1.0pp $-5

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $154,000 Active 273 DOM
2. 2026-06-19
   days on market $154,000 Active 271 DOM
3. 2026-06-18
   days on market $154,000 Active 270 DOM
4. 2026-06-17
   days on market $154,000 Active 269 DOM
5. 2026-06-16
   days on market $154,000 Active 268 DOM
6. 2026-06-15
   days on market $154,000 Active 267 DOM
7. 2026-06-14
   days on market $154,000 Active 265 DOM
8. 2026-06-13
   days on market $154,000 Active 264 DOM
9. 2026-06-10
   days on market $154,000 Active 262 DOM
10. 2026-06-09
    days on market $154,000 Active 261 DOM
11. 2026-06-08
    days on market $154,000 Active 260 DOM
12. 2026-06-07
    days on market $154,000 Active 259 DOM
13. 2026-06-05
    days on market $154,000 Active 256 DOM
14. 2026-06-03
    days on market $154,000 Active 255 DOM
15. 2026-06-02
    days on market $154,000 Active 254 DOM
16. 2026-06-01
    days on market $154,000 Active 253 DOM
17. 2026-05-31
    days on market $154,000 Active 252 DOM
18. 2026-05-30
    days on market $154,000 Active 251 DOM
19. 2025-09-20
    listed $154,000 Active
20. 2006-11-15
    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: $709 · $59/mo
• Projected year-2 tax: $1,294 · $108/mo
• Expected delta: +$585/yr (+$49/mo · 82.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,286
• − Mortgage interest: −$8,626
• − Property taxes: −$709
• − Insurance: −$770
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$4,480
• Taxable loss: −$1,745
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $1,325/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: Hardin H S
• NCES district ID: 3013340
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $40,713
• Composite: 14.35/100
• National rank: #14424
• State rank: #276 of 339 in MT

Livability — Hardin

• Score: 72/100
• State rank: #59
• US rank: #6340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardin, MT
• Population (ZIP): 4,972

Population outlook (Big Horn County) Hauer SSP2

• Today (2025): 13,840 people
• By 2030: 14,095 · +1.8%
• By 2040: 14,627 · +5.7%
• By 2050: 15,195 · +9.8%
• By 2075: 16,918 · +22.2%
• By 2100: 18,119 · +30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 46% Native American 40% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 6% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 81% English-only · Spanish 2%

Political lean MEDSL · Big Horn

• 2024 margin: Toss-up / Even · D 47.2% · R 49.0% · Other 3.8%
• 2008→2024 swing: -37.9pp toward R · 2008: 36.2pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+5.9 2016: D+5.5 2012: D+25.8 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.14%
• Current HPI: 199.6961
• 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

2 events — show timeline

• 2025-09-20 Listed $154,000 BMTMLS
• 2006-11-15 Sold (Public Records) — Public Records

Property tax history

-3.1%/yr

Latest (2025): $709 · -37.2% YoY. Source: county tax records.