441 3rd Ave N · Hinsdale, MT 59241

$110,000

2 bd · 1.5 ba · 1,854 sqft · SingleFamily public records · 29 Days on market

Built 1970

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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 +21.6/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.2/10.0

Key facts

• Steps away from park
• Built 1970
• Listed 28 days

Tags

• STEPS AWAY FROM SCHOOL
• STEPS AWAY FROM PARK
• STEPS AWAY FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $106k (3.7% below list).
• Recommended offer: $106k (3.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#233 in MT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety D, crime F, amenities F.
• Hinsdale H S (rural): math -3% / reading -3% proficiency, ranked #333 of 339 in MT (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($761 loan paydown + $9k appreciation (8.0% local appreciation)).
• Valley County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Recommended offer $105,984 (3.7% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.96% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.81×
• Total profit: $55,618
• Equity at exit: $83,196

10-year hold

• IRR: 22.5%
• Equity multiple: 5.98×
• Total profit: $153,328
• Equity at exit: $164,787

Cash invested: $30,800 (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 59241

• Home prices YoY: 5.2%
• Active inventory: 1
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $168

Break-even live

Break-even rent $847

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 29 DOM
2. 2026-06-17
   days on market $110,000 Active 28 DOM
3. 2026-06-16
   days on market $110,000 Active 27 DOM
4. 2026-06-15
   days on market $110,000 Active 26 DOM
5. 2026-06-13
   days on market $110,000 Active 24 DOM
6. 2026-06-12
   days on market $110,000 Active 23 DOM
7. 2026-06-09
   days on market $110,000 Active 20 DOM
8. 2026-06-08
   days on market $110,000 Active 19 DOM
9. 2026-06-07
   days on market $110,000 Active 18 DOM
10. 2026-06-05
    days on market $110,000 Active 16 DOM
11. 2026-06-04
    days on market $110,000 Active 14 DOM
12. 2026-06-02
    days on market $110,000 Active 13 DOM
13. 2026-06-01
    days on market $110,000 Active 12 DOM
14. 2026-05-31
    days on market $110,000 Active 11 DOM
15. 2026-05-21
    listed $110,000 Active

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$364/yr (+$30/mo · 65.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,718
• − Mortgage interest: −$6,162
• − Property taxes: −$560
• − Insurance: −$550
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,200
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,964/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: Hinsdale H S
• NCES district ID: 3014370
• Math proficiency: -3% ▼ -53.00%
• Reading proficiency: -3% ▼ -53.00%
• Median HH income: $41,851
• Composite: 2.25/100
• National rank: #15163
• State rank: #333 of 339 in MT

Livability — Hinsdale

• Score: 59/100
• State rank: #233
• US rank: #19836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hinsdale, MT
• Population (ZIP): 468

Population outlook (Valley County) Hauer SSP2

• Today (2025): 8,003 people
• By 2030: 8,201 · +2.5%
• By 2040: 8,621 · +7.7%
• By 2050: 9,023 · +12.7%
• By 2075: 10,348 · +29.3%
• By 2100: 10,616 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Native American 4% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 13% Lithuanian 4% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Valley

• 2024 margin: Solid R (+51.1) · D 22.9% · R 74.0% · Other 3.1%
• 2008→2024 swing: -38.9pp toward R · 2008: -12.2pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+49.3 2016: R+46.9 2012: R+24.6 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.95%
• Current HPI: 161.2488
• 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

1 event — show timeline

• 2026-05-21 Listed $110,000 FSBO.com

Property tax history

+3.8%/yr

Latest (2025): $560 · -15.7% YoY. Source: county tax records.