220 7th Ave SW · Sidney, MT 59270

$138,000

3 bd · 1.0 ba · 1,027 sqft · SingleFamily public records · 14 Days on market

Built 1922 7,000 sqft lot Est $123k · 12% over

---

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 +15.9/30.0
• DSCR +4.9/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Key facts

• 7,000 sq ft lot
• 2 garage spots
• Built 1922

Property features AI

Exterior

• Parking: Detached rear-facing garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Stucco construction; Slab foundation; Built area above grade: 1,710 finished
• Exterior features: Chain link full fencing; No additional exterior features listed

Interior

• Kitchen: Electric range; Oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wood stove; Ceiling fan(s); Has heating
• Interior features: Electric range, oven, refrigerator; Water softener; Wood stove fireplace (1 total); Ceiling fans
• Laundry & utility: Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $66 ($789/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 (3.1% below list).
• Recommended offer: $134k (3.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#37 in MT, #4,485 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Sidney H S (town): math 35% / reading 40% proficiency, ranked #149 of 339 in MT (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Richland County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,774 (3.1% below list)

Questions for the listing agent

1. Built in 1922 — 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. 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: 0.97% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $123,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 West Main St	0.22mi	2/1.0 (-1)	1,170 (+14%)	21mo	$140,000	$120	44

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-18,134
• Equity at exit: $20,576

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-10,226
• Equity at exit: $11,932

Cash invested: $38,640 (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 59270

• Active inventory: 7
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $66

Break-even live

Break-even rent $1,255

Max offer price $138,000

Occupancy floor 90%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $138,000 Active 14 DOM
2. 2026-06-17
   days on market $138,000 Active 13 DOM
3. 2026-06-16
   days on market $138,000 Active 12 DOM
4. 2026-06-15
   days on market $138,000 Active 11 DOM
5. 2026-06-14
   days on market $138,000 Active 9 DOM
6. 2026-06-13
   days on market $138,000 Active 8 DOM
7. 2026-06-10
   days on market $138,000 Active 6 DOM
8. 2026-06-09
   days on market $138,000 Active 5 DOM
9. 2026-06-08
   days on market $138,000 Active 4 DOM
10. 2026-06-07
    days on market $138,000 Active 3 DOM
11. 2026-06-05
    listed $138,000 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: $2,519 · $210/mo
• Projected year-2 tax: $2,519 · $210/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,053
• − Mortgage interest: −$7,730
• − Property taxes: −$2,519
• − Insurance: −$690
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,015
• Taxable loss: −$1,469
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,141/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: Sidney H S
• NCES district ID: 3024230
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $60,761
• Composite: 35.97/100
• National rank: #9546
• State rank: #149 of 339 in MT

Livability — Sidney

• Score: 74/100
• State rank: #37
• US rank: #4485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, MT
• County: Richland County · 8,571 people
• City population: 8,571
• Metro: nan
• Population (ZIP): 8,571
• Household income: $72,630
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 25.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 16,895 people
• By 2030: 19,713 · +16.7%
• By 2040: 25,884 · +53.2%
• By 2050: 32,631 · +93.1%
• By 2075: 50,915 · +201.4%
• By 2100: 65,767 · +289.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Pacific Islander 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 19% Slovak 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+68.0) · D 14.7% · R 82.6% · Other 2.7%
• 2008→2024 swing: -24.1pp toward R · 2008: -43.9pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+67.7 2016: R+66.8 2012: R+54.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.09%
• Current HPI: 118.0931
• 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

3 events — show timeline

• 2026-06-04 Listed $138,000 GNMLS
• 1993-09-03 Sold (Public Records) — Public Records
• 1992-10-30 Sold (Public Records) — Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,519 · +40.7% YoY. Source: county tax records.