419 S 3rd St · Sunburst, MT 59482

$180,000

4 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 4 Days on market

Built 1990 Est $133k · 35% over

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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 +15.8/30.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• Schools +4.9/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Key facts

• Newer furnace
• Newer roof
• Newer siding

Tags

• NEWER SIDING
• NEWER ROOF
• NEWER RANGE
• NEWER FURNACE
• NEWER HOT WATER HEATER
• NEWER WATER FILTRATION SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $83 ($997/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 $154k (14.4% below list).
• Recommended offer: $154k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#91 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, crime F, amenities F.
• Sunburst K-12 Schools (rural): math 55% / reading 55% proficiency, ranked #45 of 339 in MT (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Toole County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $154,102 (14.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.86% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $133,084
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N 2nd St	0.34mi	3/1.5 (-1)	1,344 (-2%)	12mo	$62,000	$46	64
310 5th Ave	0.07mi	3/1.0 (-1)	1,548 (+13%)	12mo	$150,000	$97	56

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: 9.3%
• Equity multiple: 1.53×
• Total profit: $26,931
• Equity at exit: $80,936

10-year hold

• IRR: 11.8%
• Equity multiple: 2.75×
• Total profit: $88,424
• Equity at exit: $124,732

Cash invested: $50,400 (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 59482

• Active inventory: 5
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $83

Break-even live

Break-even rent $1,436

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $134	+0% $83	+5% $32	+10% $-19
Rent	-10% $-39	-5% $22	+0% $83	+5% $144	+10% $205
Rate	-1.0pp $174	-0.5pp $129	base $83	+0.5pp $36	+1.0pp $-11

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $180,000 Active 4 DOM
2. 2026-06-21
   days on market $180,000 Active 3 DOM
3. 2026-06-18
   listed $180,000 Active 1 DOM

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$127/yr (+$11/mo · 9.2%)

ⓘ 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 ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,492
• − Mortgage interest: −$10,083
• − Property taxes: −$1,385
• − Insurance: −$900
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$5,236
• Taxable loss: −$2,070
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $1,494/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: Sunburst K-12 Schools
• NCES district ID: 3025320
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $47,494
• Composite: 48.51/100
• National rank: #4621
• State rank: #45 of 339 in MT

Livability — Sunburst

• Score: 68/100
• State rank: #91
• US rank: #9491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunburst, MT
• Population (ZIP): 1,002

Population outlook (Toole County) Hauer SSP2

• Today (2025): 4,767 people
• By 2030: 4,581 · -3.9%
• By 2040: 4,249 · -10.9%
• By 2050: 4,027 · -15.5%
• By 2075: 3,847 · -19.3%
• By 2100: 3,917 · -17.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Native American 3% Two or more races 1%
• Common ancestry: Romanian 6% Portuguese 5% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · German/W. Germanic 7% Spanish 1%

Political lean MEDSL · Toole

• 2024 margin: Solid R (+56.5) · D 20.3% · R 76.8% · Other 2.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -27.3pp · 2024: -56.5pp
• All cycles: 2024: R+56.5 2020: R+53.2 2016: R+54.3 2012: R+40.8 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-06-18 Listed $180,000 FSBO.com
• 2018-10-15 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,385 · -4.8% YoY. Source: county tax records.