209 Bryan St · Flaxville, MT 59222

$99,000

2 bd · 1.0 ba · 1,183 sqft · SingleFamily public records · 304 Days on market

Built 1920 0.32 ac lot

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Why this score? — see what drove the B- 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 +25.3/30.0
• Appreciation +9.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1920's bungalow retains all the charm of that era, with 21st century muscle added in form of a new roof, new appliances, new furnace and ductwork, hot water heater, and updated wiring and box. Located on 2 corner lots in quiet Flaxville Montana, it's the perfect starter home, rental, or employee housing. Call or text today to make an appointment to see this perfect blend of vintage and modern!

Key facts

• New furnace
• Updated wiring
• New appliances

Tags

• NEW ROOF
• NEW APPLIANCES
• NEW FURNACE
• UPDATED WIRING
• CORNER LOTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#216 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• Scobey K-12 Schools (rural): math 45% / reading 50% proficiency, ranked #93 of 339 in MT (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($684 loan paydown + $8k appreciation (7.9% local appreciation)).
• Daniels County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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 1920 — 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. 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: 1.06% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.98×
• Total profit: $54,807
• Equity at exit: $74,835

10-year hold

• IRR: 24.6%
• Equity multiple: 6.35×
• Total profit: $148,220
• Equity at exit: $148,187

Cash invested: $27,720 (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 59222

• Home prices YoY: 4.4%
• Active inventory: 3
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $226

Break-even live

Break-even rent $760

Max offer price $99,000

Occupancy floor 73%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 304 DOM
2. 2026-06-17
   days on market $99,000 Active 303 DOM
3. 2026-06-16
   days on market $99,000 Active 302 DOM
4. 2026-06-15
   days on market $99,000 Active 301 DOM
5. 2026-06-13
   days on market $99,000 Active 299 DOM
6. 2026-06-12
   days on market $99,000 Active 298 DOM
7. 2026-06-09
   days on market $99,000 Active 295 DOM
8. 2026-06-08
   days on market $99,000 Active 294 DOM
9. 2026-06-07
   days on market $99,000 Active 293 DOM
10. 2026-06-05
    days on market $99,000 Active 291 DOM
11. 2026-06-04
    days on market $99,000 Active 289 DOM
12. 2026-06-02
    days on market $99,000 Active 288 DOM
13. 2026-06-01
    days on market $99,000 Active 287 DOM
14. 2026-05-31
    days on market $99,000 Active 286 DOM
15. 2025-08-18
    listed $99,000 Active 403-char remark

    Show marketing remark (403 chars)

    This 1920's bungalow retains all the charm of that era, with 21st century muscle added in form of a new roof, new appliances, new furnace and ductwork, hot water heater, and updated wiring and box. Located on 2 corner lots in quiet Flaxville Montana, it's the perfect starter home, rental, or employee housing. Call or text today to make an appointment to see this perfect blend of vintage and modern!

16. 2002-10-25
    soldstatus
17. 1993-10-20
    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: $475 · $40/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$356/yr (+$30/mo · 74.9%)

ⓘ 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 1/10 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,553
• − Mortgage interest: −$5,546
• − Property taxes: −$475
• − Insurance: −$495
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,880
• Taxable income: $1,148
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,441/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: Scobey K-12 Schools
• NCES district ID: 3023670
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,738
• Composite: 42.41/100
• National rank: #6908
• State rank: #93 of 339 in MT

Livability — Flaxville

• Score: 60/100
• State rank: #216
• US rank: #18815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flaxville, MT
• Population (ZIP): 217

Population outlook (Daniels County) Hauer SSP2

• Today (2025): 1,788 people
• By 2030: 1,804 · +0.9%
• By 2040: 1,863 · +4.2%
• By 2050: 1,951 · +9.1%
• By 2075: 2,361 · +32.0%
• By 2100: 2,546 · +42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Native American 6% Black 2%
• Common ancestry: Portuguese 24% Italian 3% Scottish 3%
• Foreign-born: 5% · Canada
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Daniels

• 2024 margin: Solid R (+65.6) · D 16.2% · R 81.8% · Other 2.0%
• 2008→2024 swing: -32.9pp toward R · 2008: -32.7pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+59.6 2016: R+59.0 2012: R+49.9 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.94%
• Current HPI: 188.1554
• 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

3 events — show timeline

• 2025-08-18 Listed $99,000 GNMLS
• 2002-10-25 Sold (Public Records) — Public Records
• 1993-10-20 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $475 · +0.4% YoY. Source: county tax records.