832 Emma St · Butte-Silver Bow (balance), MT 59701

$149,000

2 bd · 1.0 ba · 886 sqft · SingleFamily public records · 8 Days on market

Built 1890 3,006 sqft lot Est $225k · 34% under

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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 +15.8/30.0
• ARV discount +15.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 832 Emma Street in historic Butte, Montana! This charming 2-bedroom, 1-bath home offers 886 square feet of comfortable living space and is an excellent opportunity for first-time homebuyers, investors, or anyone looking for an affordable home with character. Built in 1890, this residence blends the charm of Butte's rich history with the potential to make it your own. Situated on a manageable city lot, the property offers easy maintenance while providing convenient access to schools, parks, shopping, dining, and all the amenities Butte has to offer. Whether you're looking for a primary residence, rental property, or investment opportunity, this home presents exceptional value in a convenient location. Don't miss your chance to own a piece of Butte history. Schedule your showing today!

Key facts

• Manageable city lot
• 3,006 sq ft lot
• Built 1890

Tags

• MANAGEABLE CITY LOT
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO PARKS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Finance

• Other: Directions: GPS will take you directly to the house; Subdivision listed as 'Other'
• Financial info: Tax amount listed (not included per instructions)
• HOA & community: HOA information not provided

Exterior

• Parking: No garage
• Security: Security details not specified
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One story
• Construction: Construction details not specified; Year built not specified
• Exterior features: Lot approximately 3,006 sq ft; Zoned R2

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater for heating; No central air conditioning
• Interior features: One level layout
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $68 ($813/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 $130k (12.7% below list).
• Recommended offer: $130k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.9% in Butte-Silver Bow (balance) — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Butte H S (town): math 24% / reading 50% proficiency, ranked #73 of 116 in MT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Elementary School (math 32% / reading 40%, grade F, #194 of 293 statewide, top 66%, 473 students, 0% FRL); East Middle School (math 26% / reading 44%, grade F, #85 of 146 statewide, top 59%, 660 students, 0% FRL); Butte High School (math 24% / reading 50%, grade F, #48 of 132 statewide, top 37%, 1,317 students, 0% FRL).
• Market conditions: Rents rising fast (+10.4%/yr); 324 active listings in the ZIP; 109 units permitted in Silver Bow County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Silver Bow County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,045 (12.7% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $225,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 E Galena St	0.50mi	2/1.0	952 (+7%)	4mo	$139,900	$147	60
1040 Utah Ave	0.31mi	2/1.0	999 (+13%)	5mo	$95,000	$95	60
525 S Main St	0.61mi	2/1.0	897 (+1%)	11mo	$75,000	$84	60
1716 Gaylord St	0.69mi	2/1.0	858 (-3%)	8mo	$230,000	$268	55
668 S Colorado St	0.63mi	2/1.0	808 (-9%)	5mo	$205,000	$254	52
1940 Locust St	0.70mi	2/1.0	841 (-5%)	9mo	$259,900	$309	51
1725 Wall St	0.61mi	2/1.0	825 (-7%)	11mo	$210,000	$255	51
1639 Lowell Ave	0.68mi	2/1.0	973 (+10%)	2mo	$299,000	$307	50
854 S Main St	0.61mi	3/1.0 (+1)	968 (+9%)	4mo	$189,000	$195	48
419 E 1st St	0.50mi	3/1.0 (+1)	1,017 (+15%)	2mo	$259,000	$255	45
1719 Florence Ave	0.71mi	2/1.0	975 (+10%)	13mo	$134,000	$137	39
1014 Delaware Ave	0.58mi	3/1.0 (+1)	981 (+11%)	14mo	$235,000	$240	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.69×
• Total profit: $-12,978
• Equity at exit: $22,216

10-year hold

• IRR: 6.7%
• Equity multiple: 1.61×
• Total profit: $25,443
• Equity at exit: $12,883

Cash invested: $41,720 (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 59701

• Home prices YoY: -30.7%
• Rents YoY: 10.4%
• Active inventory: 324
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $68

Break-even live

Break-even rent $1,215

Max offer price $149,000

Occupancy floor 90%

Sensitivity live

Price	-10% $152	-5% $110	+0% $68	+5% $26	+10% $-17
Rent	-10% $-35	-5% $16	+0% $68	+5% $119	+10% $171
Rate	-1.0pp $143	-0.5pp $106	base $68	+0.5pp $29	+1.0pp $-10

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $149,000 Active 8 DOM
2. 2026-06-19
   days on market $149,000 Active 6 DOM
3. 2026-06-18
   days on market $149,000 Active 5 DOM
4. 2026-06-17
   days on market $149,000 Active 4 DOM
5. 2026-06-16
   days on market $149,000 Active 3 DOM
6. 2026-06-15
   days on market $149,000 Active 2 DOM
7. 2026-06-14
   listed $149,000 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: $1,393 · $116/mo
• Projected year-2 tax: $1,393 · $116/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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,605
• − Mortgage interest: −$8,346
• − Property taxes: −$1,393
• − Insurance: −$745
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,335
• Taxable loss: −$1,711
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,224/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: Butte H S
• NCES district ID: 3005310
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,852
• Composite: 30.74/100
• National rank: #6162
• State rank: #73 of 116 in MT

Livability — Butte-Silver Bow (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Butte-Silver Bow (balance), MT
• County: Silver Bow County · 34,232 people
• City population: 35,306
• Metro: Butte-Silver Bow, MT
• Population (ZIP): 34,232
• Household income: $60,437
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1060.0

Population outlook (Silver Bow County) Hauer SSP2

• Today (2025): 35,745 people
• By 2030: 36,359 · +1.7%
• By 2040: 37,490 · +4.9%
• By 2050: 38,593 · +8.0%
• By 2075: 43,773 · +22.5%
• By 2100: 48,513 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Korean 1% Arabic 1%

Political lean MEDSL · Silver Bow

• 2024 margin: Lean D (+7.0) · D 51.5% · R 44.5% · Other 4.0%
• 2008→2024 swing: -33.4pp toward R · 2008: 40.4pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+14.1 2016: D+14.2 2012: D+32.5 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.08%
• Current HPI: 268.4972
• Rent YoY: ▲ 10.44%
• Metro: Butte-Silver Bow, MT
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $149,000 BSCMLS
• 2026-06-12 Listed $149,000 MRMLS

Property tax history

+3.9%/yr

Latest (2025): $1,393 · -9.4% YoY. Source: county tax records.