1734 Rich St W · Havre, MT 59501

$150,000

3 bd · 1.0 ba · 1,152 sqft · Manufactured public records · 529 Days on market

Built 1964 10,454 sqft lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Fresh paint
• Updated flooring
• City sewer and water

Tags

• NEW WINDOWS
• UPDATED FLOORING
• FRESH PAINT
• CITY SEWER AND WATER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (Residential); Single level
• Construction: Metal siding
• Exterior features: Metal roof; Accessible entrance

Interior

• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Hardwood floors; 10 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 (10.4% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#62 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Havre H S (town): math 35% / reading 50% proficiency, ranked #125 of 339 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Havre Middle School (math 34% / reading 46%, grade F, #59 of 146 statewide, top 41%, 388 students, 0% FRL); Havre High School (math 27% / reading 37%, grade F, #57 of 132 statewide, top 45%, 531 students, 0% FRL).
• Market conditions: 117 active listings in the ZIP; 1 units permitted in Hill County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 529 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 529 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 9.3

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-16,196
• Equity at exit: $22,365

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,778
• Equity at exit: $12,969

Cash invested: $42,000 (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 59501

• Active inventory: 117
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $128

Break-even live

Break-even rent $1,182

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $213	-5% $170	+0% $128	+5% $86	+10% $43
Rent	-10% $22	-5% $75	+0% $128	+5% $181	+10% $234
Rate	-1.0pp $204	-0.5pp $166	base $128	+0.5pp $89	+1.0pp $50

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $150,000 Active 529 DOM
2. 2026-06-18
   days on market $150,000 Active 526 DOM
3. 2026-06-17
   days on market $150,000 Active 525 DOM
4. 2026-06-16
   days on market $150,000 Active 524 DOM
5. 2026-06-15
   days on market $150,000 Active 523 DOM
6. 2026-06-14
   days on market $150,000 Active 521 DOM
7. 2026-06-13
   days on market $150,000 Active 520 DOM
8. 2026-06-10
   days on market $150,000 Active 518 DOM
9. 2026-06-09
   days on market $150,000 Active 517 DOM
10. 2026-06-08
    days on market $150,000 Active 516 DOM
11. 2026-06-07
    days on market $150,000 Active 515 DOM
12. 2026-06-05
    days on market $150,000 Active 512 DOM
13. 2026-06-03
    days on market $150,000 Active 511 DOM
14. 2026-06-02
    days on market $150,000 Active 510 DOM
15. 2026-06-01
    days on market $150,000 Active 509 DOM
16. 2026-05-31
    days on market $150,000 Active 508 DOM
17. 2026-05-31
    days on market $150,000 Active 507 DOM
18. 2025-10-30
    status Active
19. 2025-09-17
    status Active
20. 2025-06-03
    status Active
21. 2024-10-30
    listed $150,000 Active
22. 2024-08-03
    listed $150,000 Active
23. 1998-04-15
    soldstatus
24. 1991-03-14
    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: $1,019 · $85/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$241/yr (+$20/mo · 23.7%)

ⓘ 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 ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,132
• − Mortgage interest: −$8,402
• − Property taxes: −$1,019
• − Insurance: −$750
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,364
• Taxable loss: −$984
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $1,772/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: Havre H S
• NCES district ID: 3013590
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $44,545
• Composite: 38.34/100
• National rank: #8537
• State rank: #125 of 339 in MT

Livability — Havre

• Score: 71/100
• State rank: #62
• US rank: #6620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hill County · 12,243 people
• City population: 12,243
• Metro: nan
• Population (ZIP): 12,243
• Household income: $51,872
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 309.0

Population outlook (Hill County) Hauer SSP2

• Today (2025): 16,841 people
• By 2030: 16,954 · +0.7%
• By 2040: 17,063 · +1.3%
• By 2050: 17,130 · +1.7%
• By 2075: 17,273 · +2.6%
• By 2100: 16,542 · -1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 10% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 11% Italian 6% Scottish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hill

• 2024 margin: R (+18.2) · D 38.7% · R 56.9% · Other 4.4%
• 2008→2024 swing: -30.4pp toward R · 2008: 12.2pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+13.6 2016: R+17.3 2012: D+3.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.86%
• Current HPI: 209.1198
• Rent YoY: —
• Metro: nan
• 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

7 events — show timeline

• 2025-10-30 Relisted — HHLMLS
• 2025-09-17 Relisted — HHLMLS
• 2025-06-03 Relisted — HHLMLS
• 2024-10-30 Listed $150,000 HHLMLS
• 2024-08-03 Listed $150,000 HHLMLS
• 1998-04-15 Sold (Public Records) — Public Records
• 1991-03-14 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,019 · -4.0% YoY. Source: county tax records.