33 Montana 16 · West Glendive, MT 59330

$70,000

3 bd · 2.0 ba · 1,216 sqft · Other · 37 Days on market

Built 2013 Poor condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Key facts

• Steel skirting
• Refrigerator
• Dish washer

Tags

• STEEL SKIRTING
• GAS RANGE
• REFRIGERATOR
• DISH WASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#69 in MT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Glendive Elementary (town): math 19% / reading 35% proficiency, ranked #87 of 116 in MT (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dawson County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.72% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.56%
• DSCR: 2.27
• GRM: 4.8

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $18,386
• Equity at exit: $10,437

10-year hold

• IRR: 30.8%
• Equity multiple: 3.77×
• Total profit: $54,342
• Equity at exit: $6,052

Cash invested: $19,600 (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 59330

• Active inventory: 10
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $466

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 56%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 37 DOM
2. 2026-06-17
   days on market $70,000 Active 36 DOM
3. 2026-06-16
   days on market $70,000 Active 35 DOM
4. 2026-06-15
   days on market $70,000 Active 34 DOM
5. 2026-06-13
   days on market $70,000 Active 32 DOM
6. 2026-06-12
   days on market $70,000 Active 31 DOM
7. 2026-06-09
   days on market $70,000 Active 28 DOM
8. 2026-06-08
   days on market $70,000 Active 27 DOM
9. 2026-06-07
   days on market $70,000 Active 26 DOM
10. 2026-06-05
    days on market $70,000 Active 24 DOM
11. 2026-06-04
    days on market $70,000 Active 22 DOM
12. 2026-06-02
    days on market $70,000 Active 21 DOM
13. 2026-06-01
    days on market $70,000 Active 20 DOM
14. 2026-05-31
    days on market $70,000 Active 19 DOM
15. 2026-05-12
    listed $70,000 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,434
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,036
• Taxable income: $4,767
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,454/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to its roof, exterior, interior, HVAC, mechanical systems, landscaping, and foundation. Significant investment is needed to bring the property up to a livable condition.

Repairs flagged

• Major roof — The satellite image indicates the roof is missing or damaged.
• Major exterior siding — The siding is peeling and the exterior paint is faded.
• Major interior flooring — The satellite image shows bare ground, suggesting the interior flooring is missing or in poor condition.
• Major HVAC/mechanicals — No photos of the HVAC or mechanical systems are available to assess their condition.
• Major landscaping — Minimal landscaping and a lack of curb appeal are visible in the satellite image.
• Major foundation/structure — No photos of the foundation or structure are available to assess its condition.
• Major windows — No photos of the windows are available to assess their condition. However, the siding and exterior paint suggest they may be in poor condition as well.

Value-add opportunities

• Both roof replacement — Replacing the roof would improve the home's appearance and functionality.
• Both exterior siding and paint — Updating the siding and paint would significantly improve the home's curb appeal and value.
• Both interior flooring — Replacing the interior flooring would improve the home's functionality and appearance.
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems would improve the home's comfort and energy efficiency.
• Both landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the home's overall appearance and value.
• Both foundation and structure repairs — Repairing the foundation and structure would ensure the home's structural integrity and safety.
• Both window repairs or replacements — Repairing or replacing the windows would improve the home's energy efficiency and appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image indicates the roof is missing or damaged.	Major	$15,000–50,000
exterior siding · The siding is peeling and the exterior paint is faded.	Major	$15,000–50,000
interior flooring · The satellite image shows bare ground, suggesting the interior flooring is missing or in poor condition.	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC or mechanical systems are available to assess their condition.	Major	$15,000–50,000
landscaping · Minimal landscaping and a lack of curb appeal are visible in the satellite image.	Major	$15,000–50,000
foundation/structure · No photos of the foundation or structure are available to assess its condition.	Major	$15,000–50,000
windows · No photos of the windows are available to assess their condition. However, the siding and exterior paint suggest they may be in poor condition as well.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof replacement — Replacing the roof would improve the home's appearance and functionality. ↑
• Both exterior siding and paint — Updating the siding and paint would significantly improve the home's curb appeal and value. ↑
• Both interior flooring — Replacing the interior flooring would improve the home's functionality and appearance. ↑
• Both HVAC and mechanical systems — Upgrading the HVAC and mechanical systems would improve the home's comfort and energy efficiency. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the home's overall appearance and value. ↑
• Both foundation and structure repairs — Repairing the foundation and structure would ensure the home's structural integrity and safety. ↑
• Both window repairs or replacements — Repairing or replacing the windows would improve the home's energy efficiency 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: Glendive Elementary
• NCES district ID: 3012510
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $50,726
• Composite: 23.73/100
• National rank: #7825
• State rank: #87 of 116 in MT

Livability — West Glendive

• Score: 71/100
• State rank: #69
• US rank: #7019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Glendive, MT
• Population (ZIP): 8,281

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 11,008 people
• By 2030: 11,795 · +7.1%
• By 2040: 13,471 · +22.4%
• By 2050: 15,363 · +39.6%
• By 2075: 20,473 · +86.0%
• By 2100: 23,528 · +113.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Portuguese 10% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+58.9) · D 19.3% · R 78.2% · Other 2.5%
• 2008→2024 swing: -35.3pp toward R · 2008: -23.6pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.8 2016: R+58.5 2012: R+40.9 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.12%
• Current HPI: 144.3453
• 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

1 event — show timeline

• 2026-05-12 Listed $70,000 FSBO.com