201 3rd Ave E · Westby, MT 59275

$25,000

2 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 23 Days on market

Built 1915 9,104 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 9,104 sq ft lot
• Built 1915
• Listed 22 days

Property features AI

Exterior

• Parking: On-site parking
• Utilities: Public water; Private sewer
• Home design: Single-family residence; Residential property
• Construction: Other construction materials
• Exterior features: Rectangular lot; Metal roof

Interior

• Bathrooms: One full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No built-in appliances listed; Concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#97 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime D-, amenities F.
• Westby K-12 Schools (rural): math 40% / reading 40% proficiency, ranked #144 of 339 in MT (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 3 active listings in the ZIP; 5 units permitted in Sheridan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $306 of equity ($173 loan paydown + $133 appreciation (0.5% local appreciation)).
• Sheridan County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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?
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: 4.58% ✓
• Cap rate: 41.40%
• Cash-on-cash: 125.38%
• DSCR: 6.58
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $80,032
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Kulass St	0.12mi	2/2.0	1,140 (-13%)	6mo	$70,000	$61	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.64×
• Total profit: $46,498
• Equity at exit: $7,929

10-year hold

• IRR: —
• Equity multiple: 15.94×
• Total profit: $104,550
• Equity at exit: $10,084

Cash invested: $7,000 (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 59275

• Home prices YoY: 0.3%
• Active inventory: 3
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $731

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 31%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $25,000 Active 23 DOM
2. 2026-06-17
   days on market $25,000 Active 22 DOM
3. 2026-06-16
   days on market $25,000 Active 21 DOM
4. 2026-06-15
   days on market $25,000 Active 20 DOM
5. 2026-06-13
   days on market $25,000 Active 18 DOM
6. 2026-06-12
   days on market $25,000 Active 17 DOM
7. 2026-06-09
   days on market $25,000 Active 14 DOM
8. 2026-06-08
   days on market $25,000 Active 13 DOM
9. 2026-06-07
   days on market $25,000 Active 12 DOM
10. 2026-06-05
    days on market $25,000 Active 10 DOM
11. 2026-06-04
    days on market $25,000 Active 8 DOM
12. 2026-06-02
    days on market $25,000 Active 7 DOM
13. 2026-06-01
    days on market $25,000 Active 6 DOM
14. 2026-05-31
    days on market $25,000 Active 5 DOM
15. 2026-05-26
    listed $25,000 Active
16. 2004-07-14
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,734
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$727
• Taxable income: $8,909
• Est. tax owed @ 24.0%: −$2,138
• After-tax cash flow: $6,638/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: Westby K-12 Schools
• NCES district ID: 3027730
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 40% ▼ -20.00%
• Median HH income: $45,043
• Composite: 36.45/100
• National rank: #9332
• State rank: #144 of 339 in MT

Livability — Westby

• Score: 68/100
• State rank: #97
• US rank: #9986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westby, MT
• Population (ZIP): 567

Population outlook (Sheridan County) Hauer SSP2

• Today (2025): 4,481 people
• By 2030: 4,951 · +10.5%
• By 2040: 6,013 · +34.2%
• By 2050: 7,266 · +62.2%
• By 2075: 10,842 · +142.0%
• By 2100: 13,272 · +196.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 24% Scottish 7% Slovak 6%
• Foreign-born: 1%

Political lean MEDSL · Sheridan

• 2024 margin: Solid R (+42.5) · D 26.6% · R 69.1% · Other 4.3%
• 2008→2024 swing: -40.8pp toward R · 2008: -1.7pp · 2024: -42.5pp
• All cycles: 2024: R+42.5 2020: R+40.8 2016: R+41.7 2012: R+28.2 2008: R+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.53%
• Current HPI: 160.6487
• 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

2 events — show timeline

• 2026-05-26 Listed $25,000 GNMLS
• 2004-07-14 Sold (Public Records) — Public Records

Property tax history

+20.4%/yr

Latest (2025): $2,039 · +18.5% YoY. Source: county tax records.