110 Independence Way · Indian Springs, MT 59917

$79,000

2 bd · 1.0 ba · 960 sqft · Other · 150 Days on market

Built 2024 ↓ 10% since listing

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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 +23.0/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Key facts

• Rough wiring
• Framing in place
• Unfinished home

Tags

• UNFINISHED HOME
• ROUGH WIRING
• FRAMING IN PLACE
• PLUMBING MOSTLY COMPLETED
• INSULATION INCLUDED
• CUSTOM SMALL HOME

Property features AI

Finance

• Other: Directions: From highway 93, go north until you see Independence Way on the right hand side.

Exterior

• Home design: Residential property; Property subtype: Other
• Construction: Built by Kauffman; Foundation: Other
• Exterior features: Lot size listed as 0 acres (no specific lot details provided)

Interior

• Bedrooms: Details not provided
• Bathrooms: 1 full bathroom
• Interior features: Basement: None

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 38/100 on livability (#360 in MT) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Eureka Elementary (rural): math 32% / reading 47% proficiency, ranked #62 of 116 in MT (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eureka Elementary School (math 42% / reading 42%, grade F, #135 of 293 statewide, top 52%, 261 students, 0% FRL); Eureka Middle School 5-8 (math 28% / reading 49%, grade F, #73 of 146 statewide, top 50%, 236 students, 0% FRL); Lincoln Co High School (math 24% / reading 34%, grade F, #70 of 132 statewide, top 55%, 306 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 203 active listings in the ZIP; 18 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-3,737
• Equity at exit: $11,779

10-year hold

• IRR: 5.3%
• Equity multiple: 1.40×
• Total profit: $8,770
• Equity at exit: $6,830

Cash invested: $22,120 (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 59917

• Home prices YoY: -21.3%
• Active inventory: 203
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$279 /mo · $3,343/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $140

Break-even live

Break-even rent $919

Max offer price $79,000

Occupancy floor 82%

Sensitivity live

Price	-10% $185	-5% $163	+0% $140	+5% $118	+10% $96
Rent	-10% $54	-5% $97	+0% $140	+5% $184	+10% $227
Rate	-1.0pp $180	-0.5pp $160	base $140	+0.5pp $120	+1.0pp $99

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $79,000 Active 150 DOM
2. 2026-06-19
   days on market $79,000 Active 148 DOM
3. 2026-06-18
   days on market $79,000 Active 147 DOM
4. 2026-06-17
   days on market $79,000 Active 146 DOM
5. 2026-06-16
   days on market $79,000 Active 145 DOM
6. 2026-06-15
   days on market $79,000 Active 144 DOM
7. 2026-06-14
   days on market $79,000 Active 142 DOM
8. 2026-06-13
   pricedays on market $79,000 Active 141 DOM
9. 2026-06-10
   days on market $89,000 Active 139 DOM
10. 2026-06-09
    days on market $89,000 Active 138 DOM
11. 2026-06-08
    days on market $89,000 Active 137 DOM
12. 2026-06-07
    days on market $89,000 Active 136 DOM
13. 2026-06-05
    days on market $89,000 Active 133 DOM
14. 2026-06-03
    days on market $89,000 Active 132 DOM
15. 2026-06-02
    days on market $89,000 Active 131 DOM
16. 2026-06-01
    days on market $89,000 Active 130 DOM
17. 2026-05-31
    days on market $89,000 Active 129 DOM
18. 2026-05-30
    days on market $89,000 Active 128 DOM
19. 2026-05-10
    price $89,000
20. 2026-01-22
    listed $99,000 Active
21. 2025-01-29
    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: $3,343 · $279/mo
• Projected year-2 tax: $3,343 · $279/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

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,156
• − Mortgage interest: −$4,425
• − Property taxes: −$3,343
• − Insurance: −$395
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,298
• Taxable income: $590
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $1,542/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: Eureka Elementary
• NCES district ID: 3010080
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $36,034
• Composite: 32.68/100
• National rank: #5655
• State rank: #62 of 116 in MT

Livability — Indian Springs

• Score: 38/100
• State rank: #360
• US rank: #27488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Springs, MT
• Population (ZIP): 5,086

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 17,226 people
• By 2030: 15,974 · -7.3%
• By 2040: 13,415 · -22.1%
• By 2050: 11,546 · -33.0%
• By 2075: 9,990 · -42.0%
• By 2100: 11,055 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 7% Slovak 5% Portuguese 4%
• Foreign-born: 6% · Canada, China
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+53.4) · D 22.2% · R 75.6% · Other 2.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -29.0pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+49.7 2016: R+50.6 2012: R+39.5 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.57%
• Current HPI: 271.9646
• 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

-10.1% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $89,000 MRMLS
• 2026-01-22 Listed $99,000 MRMLS
• 2025-01-29 Sold (Public Records) — Public Records

Property tax history

+85.4%/yr

Latest (2025): $3,343 · +31.1% YoY. Source: county tax records.