901 Washington St #29 · Butte-Silver Bow (balance), MT 59701

$96,950

2 bd · 1.0 ba · 728 sqft · SingleFamily · 317 Days on market

Built 2025 Est $118k · 18% under ↓ 3% since listing

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +5.0/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Whirlpool gas stove
• Cozy front porch
• Built 2025

Tags

• WHIRLPOOL GAS STOVE
• WHIRLPOOL REFRIGERATOR
• COZY FRONT PORCH
• WASHER AND DRYER HOOKUPS

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Other property subtype
• Construction: Built by Fleetwood; Block foundation

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Range; Refrigerator
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.9% in Butte-Silver Bow (balance) — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Butte H S (town): math 24% / reading 50% proficiency, ranked #73 of 116 in MT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.4%/yr); 320 active listings in the ZIP; 109 units permitted in Silver Bow County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $670 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Silver Bow County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,316 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $117,936
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Indiana St	0.24mi	1/1.0 (-1)	711 (-2%)	17mo	$115,000	$162	65
810 Travonia St	0.10mi	1/1.0 (-1)	644 (-12%)	9mo	$49,000	$76	64
706 Nevada Ave	0.54mi	1/1.0 (-1)	728 (0%)	10mo	$78,000	$107	61
668 S Colorado St	0.38mi	2/1.0	808 (+11%)	5mo	$205,000	$254	60
238 S Dakota St	0.58mi	2/1.0	744 (+2%)	12mo	$205,000	$276	59

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.43×
• Total profit: $11,557
• Equity at exit: $14,456

10-year hold

• IRR: 23.1%
• Equity multiple: 3.47×
• Total profit: $66,918
• Equity at exit: $8,382

Cash invested: $27,146 (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 59701

• Home prices YoY: -30.7%
• Rents YoY: 10.4%
• Active inventory: 320
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$508
• Tax est. 1.5%: −$121 /mo · $1,454/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $323

Break-even live

Break-even rent $848

Max offer price $96,950

Occupancy floor 69%

Sensitivity live

Price	-10% $390	-5% $357	+0% $323	+5% $290	+10% $256
Rent	-10% $224	-5% $274	+0% $323	+5% $373	+10% $423
Rate	-1.0pp $372	-0.5pp $348	base $323	+0.5pp $298	+1.0pp $273

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: $24,238
• Closing costs: $2,908
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $96,950 Active 317 DOM
2. 2026-06-18
   days on market $96,950 Active 316 DOM
3. 2026-06-17
   days on market $96,950 Active 315 DOM
4. 2026-06-16
   days on market $96,950 Active 314 DOM
5. 2026-06-15
   days on market $96,950 Active 313 DOM
6. 2026-06-14
   days on market $96,950 Active 311 DOM
7. 2026-06-12
   days on market $96,950 Active 310 DOM
8. 2026-06-09
   days on market $96,950 Active 307 DOM
9. 2026-06-08
   days on market $96,950 Active 306 DOM
10. 2026-06-07
    days on market $96,950 Active 305 DOM
11. 2026-06-05
    days on market $96,950 Active 302 DOM
12. 2026-06-03
    days on market $96,950 Active 301 DOM
13. 2026-06-02
    days on market $96,950 Active 300 DOM
14. 2026-06-01
    days on market $96,950 Active 299 DOM
15. 2026-05-31
    days on market $96,950 Active 298 DOM
16. 2026-05-30
    days on market $96,950 Active 297 DOM
17. 2026-04-21
    price $96,950
18. 2025-08-06
    listed $99,950 Active

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,091
• − Mortgage interest: −$5,431
• − Property taxes: −$1,454
• − Insurance: −$485
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,820
• Taxable income: $2,486
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $3,285/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: Butte H S
• NCES district ID: 3005310
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,852
• Composite: 30.74/100
• National rank: #6162
• State rank: #73 of 116 in MT

Livability — Butte-Silver Bow (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Butte-Silver Bow (balance), MT
• County: Silver Bow County · 34,232 people
• City population: 35,306
• Metro: Butte-Silver Bow, MT
• Population (ZIP): 34,232
• Household income: $60,437
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1060.0

Population outlook (Silver Bow County) Hauer SSP2

• Today (2025): 35,745 people
• By 2030: 36,359 · +1.7%
• By 2040: 37,490 · +4.9%
• By 2050: 38,593 · +8.0%
• By 2075: 43,773 · +22.5%
• By 2100: 48,513 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Korean 1% Arabic 1%

Political lean MEDSL · Silver Bow

• 2024 margin: Lean D (+7.0) · D 51.5% · R 44.5% · Other 4.0%
• 2008→2024 swing: -33.4pp toward R · 2008: 40.4pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+14.1 2016: D+14.2 2012: D+32.5 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.08%
• Current HPI: 268.4972
• Rent YoY: ▲ 10.44%
• Metro: Butte-Silver Bow, 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

-3.0% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $96,950 MRMLS
• 2025-08-06 Listed $99,950 MRMLS