33 Montana 16

West Glendive, MT 59330

$70,000B-

3 bd · 2.0 ba · 1,216 sqft · Built 2013 · Other · Active · 37 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,203/mo
• Mortgage (P&I): −$367
• Tax + insurance: −$117
• HOA: −$0
• Vac / Maint / Mgmt: −$253
• Net cashflow: $466/mo
• Annual: $5,598/yr
• Cap rate: 14.29%
• Cash-on-cash: 28.56%
• DSCR: 2.27
• 1% rule: 1.72%
• Cash to close: $19,600

Investor read

• This is a 3-bed/2.0-bath other listed at $70k. Condition is rated poor.
• 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).
• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.