501 Adams Ave S · Terry, MT 59349

$145,000

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 34 Days on market

Built 1975

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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 +23.5/30.0
• DSCR +7.6/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Recently remodeled 3 bedroom, 2 bath home in Terry, Montana. This 1 1/2 story home sits on a corner lot and has a single stall detached garage. The main level of the home has a living room, dining room, kitchen, utility room, office/bedroom, and master suite with large closet and bathroom. The upper level of the home has 1 or two bedrooms with a full bath. The basement is unfinished and serves as a utility room and storage. The home features a large covered porch, tin roof, central heating and air, and newer appliances.

Key facts

• Metal roof
• Large corner lot
• Private side patio

Tags

• LARGE CORNER LOT
• OUTDOOR LIVING SPACES
• BACK DECK
• PRIVATE SIDE PATIO
• CENTRAL AIR
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#36 in MT, #4,481 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Terry K-12 Schools (rural): math 40% / reading 35% proficiency, ranked #170 of 339 in MT (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (5.1% local appreciation)).
• Prairie County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1975 — 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. 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?
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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.28×
• Total profit: $51,942
• Equity at exit: $83,436

10-year hold

• IRR: 19.8%
• Equity multiple: 4.49×
• Total profit: $141,586
• Equity at exit: $145,057

Cash invested: $40,600 (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 59349

• Home prices YoY: 4.1%
• Active inventory: 1
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $272

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 78%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $145,000 Active 34 DOM
2. 2026-06-17
   days on market $145,000 Active 33 DOM
3. 2026-06-16
   days on market $145,000 Active 32 DOM
4. 2026-06-15
   days on market $145,000 Active 31 DOM
5. 2026-06-13
   days on market $145,000 Active 29 DOM
6. 2026-06-12
   days on market $145,000 Active 28 DOM
7. 2026-06-09
   days on market $145,000 Active 25 DOM
8. 2026-06-08
   days on market $145,000 Active 24 DOM
9. 2026-06-07
   days on market $145,000 Active 23 DOM
10. 2026-06-05
    days on market $145,000 Active 21 DOM
11. 2026-06-04
    days on market $145,000 Active 19 DOM
12. 2026-06-02
    days on market $145,000 Active 18 DOM
13. 2026-06-01
    days on market $145,000 Active 17 DOM
14. 2026-05-31
    days on market $145,000 Active 16 DOM
15. 2026-05-16
    listed $145,000 Active 832-char remark
16. 2023-09-06
    historical 525-char remark

    Show marketing remark (525 chars)

    Recently remodeled 3 bedroom, 2 bath home in Terry, Montana. This 1 1/2 story home sits on a corner lot and has a single stall detached garage. The main level of the home has a living room, dining room, kitchen, utility room, office/bedroom, and master suite with large closet and bathroom. The upper level of the home has 1 or two bedrooms with a full bath. The basement is unfinished and serves as a utility room and storage. The home features a large covered porch, tin roof, central heating and air, and newer appliances.

17. 2015-12-16
    listed $85,000 525-char remark

    Show marketing remark (525 chars)

    Recently remodeled 3 bedroom, 2 bath home in Terry, Montana. This 1 1/2 story home sits on a corner lot and has a single stall detached garage. The main level of the home has a living room, dining room, kitchen, utility room, office/bedroom, and master suite with large closet and bathroom. The upper level of the home has 1 or two bedrooms with a full bath. The basement is unfinished and serves as a utility room and storage. The home features a large covered porch, tin roof, central heating and air, and newer appliances.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,349
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,218
• Taxable income: $1,013
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $3,018/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: Terry K-12 Schools
• NCES district ID: 3025950
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $40,225
• Composite: 34.02/100
• National rank: #10312
• State rank: #170 of 339 in MT

Livability — Terry

• Score: 74/100
• State rank: #36
• US rank: #4481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terry, MT
• Population (ZIP): 892

Population outlook (Prairie County) Hauer SSP2

• Today (2025): 1,117 people
• By 2030: 1,079 · -3.4%
• By 2040: 991 · -11.3%
• By 2050: 943 · -15.6%
• By 2075: 898 · -19.6%
• By 2100: 876 · -21.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 2% Asian 1% Hispanic / Latino 1%
• Common ancestry: Iranian 6% Serbian 5% Portuguese 4%
• Foreign-born: 5%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Prairie

• 2024 margin: Solid R (+61.6) · D 17.7% · R 79.4% · Other 2.9%
• 2008→2024 swing: -21.9pp toward R · 2008: -39.7pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+64.1 2016: R+66.3 2012: R+50.1 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.14%
• Current HPI: 131.5102
• 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

+70.6% since first listed

3 events — show timeline

• 2026-05-16 Listed $145,000 FSBO.com
• 2023-09-06 Delisted — Badlands BOR MLS
• 2015-12-16 Listed $85,000 Badlands BOR MLS