2408 E Maryland Ln · Laurel, MT 59044

$79,900

3 bd · 2.0 ba · 1,400 sqft · Other · 1 Days on market

Built 1999 $679/mo HOA · 48% of rent

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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).

• 1% rule +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• Double vanity
• Metal roof
• Walk-in closet

Tags

• METAL ROOF
• BUILT-ON MUDROOM
• OPEN-CONCEPT LIVING AREA
• LARGE PRIMARY SUITE
• WALK-IN CLOSET
• DOUBLE VANITY

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $679

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Corner lot; No fencing; Metal roof

Interior

• Kitchen: Equipped with dishwasher, microwave, oven, range, and refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas forced air heating; Window air conditioning units
• Interior features: Dishwasher, Microwave, Oven, Range, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $-74 ($-888/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (16.4% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $67k (16.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.8% in Laurel — 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 70/100 on livability (#78 in MT) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F.
• Laurel H S (town): math 20% / reading 25% proficiency, ranked #253 of 339 in MT (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Laurel High School (math 22% / reading 37%, grade F, #70 of 132 statewide, top 55%, 619 students, 0% FRL).
• Market conditions: 47 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,401 units permitted in Yellowstone County in 2024 (281 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Yellowstone County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,826 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.76% ✓
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 4.7

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-17,251
• Equity at exit: $11,913

10-year hold

• IRR: -14.8%
• Equity multiple: 0.13×
• Total profit: $-19,427
• Equity at exit: $6,908

Cash invested: $22,372 (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 59044

• Active inventory: 47
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$33
• HOA: −$679
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-74

Break-even live

Break-even rent $1,499

Max offer price $66,826

Occupancy floor —

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2704 Topeka Dr Laurel, MT	2.0	1.0	980	$1,200	$1.22	13d	1	0.27mi
413 Birch Ave Laurel, MT	3.0	1.0	1500	$1,955	$1.30	13d	1	1.16mi
601 E 6th St Laurel, MT	2.0	1.0	912	$1,395	$1.53	21d	1	1.33mi

HOA detail

• Monthly dues: $679 · $8,148/yr

Listing history 1 events

1. 2026-06-18
   listed $79,900 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: $638 · $53/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$33/yr (+$3/mo · 5.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,868
• − Mortgage interest: −$4,476
• − Property taxes: −$638
• − Insurance: −$400
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − HOA: −$8,148
• − Depreciation: −$2,324
• Taxable loss: −$1,817
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $-452/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: Laurel H S
• NCES district ID: 3016230
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 25% ▼ -20.00%
• Median HH income: $55,493
• Composite: 23.64/100
• National rank: #13253
• State rank: #253 of 339 in MT

Livability — Laurel

• Score: 70/100
• State rank: #78
• US rank: #8017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel, MT
• County: Yellowstone County · 159,426 people
• City population: 12,302
• Metro: Billings, MT
• Population (ZIP): 12,302
• Household income: $87,648
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 103.0

Population outlook (Yellowstone County) Hauer SSP2

• Today (2025): 176,227 people
• By 2030: 185,619 · +5.3%
• By 2040: 203,543 · +15.5%
• By 2050: 221,100 · +25.5%
• By 2075: 266,931 · +51.5%
• By 2100: 301,141 · +70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Portuguese 7% Italian 4% Slovak 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Yellowstone

• 2024 margin: Strong R (+27.1) · D 34.9% · R 62.0% · Other 3.1%
• 2008→2024 swing: -20.8pp toward R · 2008: -6.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+24.0 2016: R+27.1 2012: R+20.6 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.33%
• Current HPI: 222.3172
• Rent YoY: —
• Metro: Billings, 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

2 events — show timeline

• 2026-06-17 Listed $79,900 BMTMLS
• 1999-08-12 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $638 · +8.5% YoY. Source: county tax records.