219 3rd St · Fairview, MT 59221

$45,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 3 Days on market

Built 1914 Poor condition 0.39 ac lot Est $90k · 50% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.4/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Key facts

• 0.39 acre lot
• Garage
• Built 1914

Tags

• 4-LOT CORNER ASSEMBLY
• SPRAWLING CORNER FOOTPRINT
• CONTIGUOUS CORNER ACREAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Corner lot; Level, rectangular lot; Concrete road frontage on a city street (publicly maintained)
• Construction: Composition roof; Other construction materials; Concrete perimeter foundation; Built on a 0.39-acre lot
• Exterior features: Shed(s); No special exterior features listed; No fencing

Interior

• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Washer included; No basement
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 72/100 on livability (#58 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Fairview H S (rural): math 60% / reading 40% proficiency, ranked #69 of 339 in MT (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (4.7% local appreciation)).
• Richland County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 2.77% ✓
• Cap rate: 24.27%
• Cash-on-cash: 64.21%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $89,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 3rd St	0.00mi	3/2.0	1,120 (0%)	1mo	$45,000	$40	100
509 4th St	0.19mi	3/1.0	1,050 (-6%)	20mo	$225,000	$214	60
310 6th St	0.22mi	2/2.0 (-1)	1,024 (-9%)	16mo	$82,000	$80	57
310 6th St	0.22mi	2/2.0 (-1)	1,024 (-9%)	16mo	$82,000	$80	57
107 Earl Dr	0.62mi	3/2.0	1,280 (+14%)	12mo	$265,000	$207	37

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

Projected returns pro-forma

4.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.7%
• Equity multiple: 5.17×
• Total profit: $52,603
• Equity at exit: $24,727

10-year hold

• IRR: 68.8%
• Equity multiple: 10.71×
• Total profit: $122,294
• Equity at exit: $42,050

Cash invested: $12,600 (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 59221

• Home prices YoY: 3.3%
• Active inventory: 7
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $674

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 41%

Sensitivity live

Price	-10% $705	-5% $690	+0% $674	+5% $659	+10% $643
Rent	-10% $576	-5% $625	+0% $674	+5% $723	+10% $773
Rate	-1.0pp $697	-0.5pp $686	base $674	+0.5pp $663	+1.0pp $651

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-05-09
   listed $45,000 Active

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

Taxation est. · year 1

• Rental income: $14,965
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,309
• Taxable income: $7,840
• Est. tax owed @ 24.0%: −$1,882
• After-tax cash flow: $6,209/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.

Condition & rehab AI · 13 photos

Poor 20/100 Gut rehab

This property requires extensive repairs and a gut renovation to be habitable and marketable.

Repairs flagged

• Major roof — Severe damage
• Major exterior siding — Severe damage and peeling
• Major interior walls — Damaged and missing
• Major flooring — Damaged and debris-filled

Value-add opportunities

• Both Comprehensive roof replacement — Essential for safety and appearance
• Both Exterior siding repair and repainting — Improves curb appeal and value
• Both Interior wall and ceiling repair — Restores functionality and safety
• Both Flooring replacement — Improves safety and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe damage	Major	$15,000–50,000
exterior siding · Severe damage and peeling	Major	$15,000–50,000
interior walls · Damaged and missing	Major	$15,000–50,000
flooring · Damaged and debris-filled	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Comprehensive roof replacement — Essential for safety and appearance ↑
• Both Exterior siding repair and repainting — Improves curb appeal and value ↑
• Both Interior wall and ceiling repair — Restores functionality and safety ↑
• Both Flooring replacement — Improves safety and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fairview H S
• NCES district ID: 3010290
• Math proficiency: 60% ▲ 39.00%
• Reading proficiency: 40% ▲ 19.00%
• Median HH income: $52,057
• Composite: 45.04/100
• National rank: #5850
• State rank: #69 of 339 in MT

Livability — Fairview

• Score: 72/100
• State rank: #58
• US rank: #6108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, MT
• Population (ZIP): 1,878

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 (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 20% Lithuanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 4.72%
• Current HPI: 148.8082
• 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

• 2026-05-12 Pending — GNMLS
• 2026-05-09 Listed $45,000 GNMLS