12 3rd St E · Joplin, MT 59531

$100,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 1 Days on market

Built 1990

---

Why this score? — see what drove the C+ 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Built 1990

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 70/100 on livability (#77 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Chester-Joplin-Inverness El (rural): math 55% / reading 60% proficiency, ranked #33 of 339 in MT (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Liberty County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 8.0

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: 16.3%
• Equity multiple: 1.93×
• Total profit: $25,945
• Equity at exit: $44,964

10-year hold

• IRR: 17.8%
• Equity multiple: 3.60×
• Total profit: $72,802
• Equity at exit: $69,295

Cash invested: $28,000 (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 59531

• Active inventory: 3
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $219

Break-even live

Break-even rent $769

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $275	-5% $247	+0% $219	+5% $190	+10% $162
Rent	-10% $136	-5% $177	+0% $219	+5% $260	+10% $301
Rate	-1.0pp $269	-0.5pp $244	base $219	+0.5pp $193	+1.0pp $167

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-26
   listed $100,000 Active
2. 1997-10-07
   soldstatus

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

Tax reassessment forecast MT · Resets to sale price

• Current annual tax: $500 · $42/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: +$340/yr (+$28/mo · 68.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,555
• − Mortgage interest: −$5,602
• − Property taxes: −$500
• − Insurance: −$500
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,909
• Taxable income: $1,035
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,377/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: Chester-Joplin-Inverness El
• NCES district ID: 3000098
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $44,183
• Composite: 50.15/100
• National rank: #4085
• State rank: #33 of 339 in MT

Livability — Joplin

• Score: 70/100
• State rank: #77
• US rank: #7820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joplin, MT
• Population (ZIP): 409

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 2,481 people
• By 2030: 2,525 · +1.8%
• By 2040: 2,621 · +5.6%
• By 2050: 2,720 · +9.6%
• By 2075: 3,072 · +23.8%
• By 2100: 3,216 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: English 14% Portuguese 6% Iranian 4%

Political lean MEDSL · Liberty

• 2024 margin: Solid R (+54.5) · D 21.7% · R 76.1% · Other 2.2%
• 2008→2024 swing: -31.8pp toward R · 2008: -22.7pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+52.8 2016: R+51.6 2012: R+44.9 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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 $100,000 FSBO.com
• 1997-10-07 Sold (Public Records) — Public Records

Property tax history

+12.5%/yr

Latest (2025): $500 · -6.4% YoY. Source: county tax records.