522 W Park St · Butte-Silver Bow (balance), MT 59701

$160,000

2 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 219 Days on market

Built 1880 1,960 sqft lot Est $161k · at est.

---

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 +14.4/30.0
• ARV discount +7.7/15.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: Darling 2 bedroom and 1 bath just blocks from MT Tech! Home is very well taken care of and ready for new owners. Priced for quick sale.

Key facts

• Off street parking
• Living room
• Dining area

Tags

• DINING AREA
• LIVING ROOM
• 2ND BEDROOM
• STORAGE SPACE
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; Two levels
• Exterior features: Public water and sewer available; Lot zoned R3

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Floor furnace heating; No central or room cooling
• Interior features: Floor furnace heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $33 ($393/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 $134k (16.0% below list).
• Recommended offer: $134k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 D — 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 $5k 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

• It's been on market 219 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $47k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,374 (16.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $160,818
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 W Quartz St	0.22mi	2/1.0	1,162 (+6%)	11mo	$185,000	$159	70
1215 N Excelsior Ave	0.72mi	2/1.0	1,087 (-1%)	2mo	$227,100	$209	64
407 W Quartz St	0.22mi	1/1.0 (-1)	1,000 (-9%)	10mo	$118,500	$119	62
814 Caledonia St	0.31mi	2/1.0	1,243 (+14%)	3mo	$165,000	$133	60
797 Hornet St	0.61mi	2/1.0	1,120 (+2%)	11mo	$165,000	$147	58
221 N Idaho St	0.26mi	2/1.5	1,200 (+10%)	16mo	$269,000	$224	56
729 N Main Street St	0.68mi	2/1.0	1,126 (+3%)	12mo	$85,000	$75	54
57 W Platinum St	0.52mi	1/1.0 (-1)	1,144 (+5%)	15mo	$155,000	$135	51
311 W Quartz St	0.26mi	2/1.0	1,250 (+14%)	18mo	$149,900	$120	49
837 Zarelda St	0.69mi	3/1.0 (+1)	1,157 (+6%)	6mo	$150,000	$130	48
601 S Idaho St	0.42mi	2/1.0	931 (-15%)	12mo	$210,000	$226	46
1147 W Woolman St	0.59mi	2/2.0	1,254 (+15%)	12mo	$295,000	$235	34

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: -9.8%
• Equity multiple: 0.63×
• Total profit: $-16,764
• Equity at exit: $23,857

10-year hold

• IRR: 5.1%
• Equity multiple: 1.45×
• Total profit: $20,303
• Equity at exit: $13,834

Cash invested: $44,800 (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 59701

• Home prices YoY: -30.7%
• Rents YoY: 10.4%
• Active inventory: 324
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $33

Break-even live

Break-even rent $1,302

Max offer price $160,000

Occupancy floor 93%

Sensitivity live

Price	-10% $123	-5% $78	+0% $33	+5% $-12	+10% $-58
Rent	-10% $-73	-5% $-20	+0% $33	+5% $86	+10% $139
Rate	-1.0pp $113	-0.5pp $73	base $33	+0.5pp $-9	+1.0pp $-51

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $160,000 Active 219 DOM
2. 2026-06-19
   days on market $160,000 Active 217 DOM
3. 2026-06-18
   days on market $160,000 Active 216 DOM
4. 2026-06-17
   days on market $160,000 Active 215 DOM
5. 2026-06-16
   days on market $160,000 Active 214 DOM
6. 2026-06-15
   days on market $160,000 Active 213 DOM
7. 2026-06-14
   days on market $160,000 Active 211 DOM
8. 2026-06-12
   days on market $160,000 Active 210 DOM
9. 2026-06-09
   days on market $160,000 Active 207 DOM
10. 2026-06-08
    days on market $160,000 Active 206 DOM
11. 2026-06-07
    days on market $160,000 Active 205 DOM
12. 2026-06-05
    days on market $160,000 Active 202 DOM
13. 2026-06-03
    days on market $160,000 Active 201 DOM
14. 2026-06-02
    days on market $160,000 Active 200 DOM
15. 2026-06-01
    days on market $160,000 Active 199 DOM
16. 2026-05-31
    days on market $160,000 Active 198 DOM
17. 2026-05-30
    days on market $160,000 Active 197 DOM
18. 2026-04-16
    historical Active Under Contract
19. 2026-04-13
    price $185,000
20. 2026-03-18
    price $200,000
21. 2025-11-13
    listed $207,000 Active
22. 2017-03-22
    soldstatus 144-char remark

    Show marketing remark (144 chars)

    Remarks: Darling 2 bedroom and 1 bath just blocks from MT Tech! Home is very well taken care of and ready for new owners. Priced for quick sale.

23. 2017-01-09
    listed $69,500 144-char remark

    Show marketing remark (144 chars)

    Remarks: Darling 2 bedroom and 1 bath just blocks from MT Tech! Home is very well taken care of and ready for new owners. Priced for quick sale.

24. 2014-08-25
    soldstatus 61-char remark

    Show marketing remark (61 chars)

    Remarks: Near Montana Tech University and ST. James Hospital.

25. 2014-04-23
    listed $52,500 61-char remark

    Show marketing remark (61 chars)

    Remarks: Near Montana Tech University and ST. James Hospital.

26. 2007-06-27
    soldstatus
27. 2007-03-12
    soldstatus
28. 1996-05-03
    soldstatus
29. 1995-02-09
    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: $1,476 · $123/mo
• Projected year-2 tax: $1,476 · $123/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 5/10 Major
• 🌡 Heat 1/10 Low 6 d/yr ≥86°F today · 14 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: $16,125
• − Mortgage interest: −$8,962
• − Property taxes: −$1,476
• − Insurance: −$800
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$4,655
• Taxable loss: −$2,349
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $957/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

+252.4% since first listed

12 events — show timeline

• 2026-04-16 Contingent — BSCMLS
• 2026-04-13 Price Changed $185,000 BSCMLS
• 2026-03-18 Price Changed $200,000 BSCMLS
• 2025-11-13 Listed $207,000 BSCMLS
• 2017-03-22 Sold (MLS) — MRMLS
• 2017-01-09 Listed $69,500 MRMLS
• 2014-08-25 Sold (MLS) — MRMLS
• 2014-04-23 Listed $52,500 MRMLS
• 2007-06-27 Sold (Public Records) — Public Records
• 2007-03-12 Sold (Public Records) — Public Records
• 1996-05-03 Sold (Public Records) — Public Records
• 1995-02-09 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,476 · -1.1% YoY. Source: county tax records.