507 S Monroe St · Baker, MT 59313

$178,000

2 bd · 2.0 ba · 1,139 sqft · SingleFamily public records · 44 Days on market

Built 1952 4,080 sqft lot $156/sqft · 41% above area Est $170k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +8.6/10.0
• Cash flow +7.9/30.0
• ARV discount +5.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.4/10.0

Key facts

• 4,080 sq ft lot
• Garage
• Built 1952

Property features AI

Exterior

• Parking: Attached garage with 1 covered space; Off-street parking and additional parking; Garage door opener
• Utilities: Public water
• Home design: Single-family residence; Residential property; Two or more levels
• Construction: Wood siding; Asphalt roof
• Exterior features: Patio; Fenced yard; Corner, level lot

Interior

• Kitchen: Range and free-standing range; Oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating with forced air; Window cooling units
• Interior features: Partial basement; Range, Free-Standing Range, Oven, Microwave; Dishwasher; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (36.5% below list).
• Recommended offer: $113k (36.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#4 in MT, #1,349 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Baker K-12 Schools (rural): math 42% / reading 39% proficiency, ranked #52 of 116 in MT (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Baker 7-8 (math 32% / reading 32%, grade F, #98 of 146 statewide, top 68%, 58 students, 0% FRL); Baker High School (math 44% / reading 64%, grade C-, #7 of 132 statewide, top 5%, 128 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (7.3% local appreciation)).
• Fallon County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,053 (36.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 13.1

CMA / ARV

• ARV (median comp): $170,438
• List price: $178,000
• Delta: 4.44%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Lake Street St	0.09mi	3/2.0 (+1)	1,072 (-6%)	10mo	$149,000	$139	73
622 Dakota Ave	0.54mi	2/1.0	1,052 (-8%)	21mo	$165,000	$157	40
309 W Prairie Ave	0.72mi	2/1.0	1,104 (-3%)	21mo	$93,000	$84	40
309 W Custer Ave	0.66mi	2/1.0	1,004 (-12%)	22mo	$89,000	$89	27

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

Projected returns pro-forma

7.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 2.07×
• Total profit: $53,084
• Equity at exit: $126,382

10-year hold

• IRR: 14.7%
• Equity multiple: 4.27×
• Total profit: $162,765
• Equity at exit: $242,867

Cash invested: $49,840 (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 59313

• Home prices YoY: 4.8%
• Active inventory: 11
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-186

Break-even live

Break-even rent $1,366

Max offer price $145,138

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-136	+0% $-186	+5% $-236	+10% $-287
Rent	-10% $-275	-5% $-231	+0% $-186	+5% $-141	+10% $-97
Rate	-1.0pp $-96	-0.5pp $-141	base $-186	+0.5pp $-232	+1.0pp $-279

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $178,000 Active 44 DOM
2. 2026-06-21
   days on market $178,000 Active 43 DOM
3. 2026-06-18
   days on market $178,000 Active 41 DOM
4. 2026-06-17
   days on market $178,000 Active 40 DOM
5. 2026-06-16
   days on market $178,000 Active 39 DOM
6. 2026-06-15
   days on market $178,000 Active 38 DOM
7. 2026-06-13
   days on market $178,000 Active 36 DOM
8. 2026-06-12
   days on market $178,000 Active 35 DOM
9. 2026-06-09
   days on market $178,000 Active 32 DOM
10. 2026-06-08
    days on market $178,000 Active 31 DOM
11. 2026-06-07
    days on market $178,000 Active 30 DOM
12. 2026-06-05
    days on market $178,000 Active 28 DOM
13. 2026-06-04
    days on market $178,000 Active 26 DOM
14. 2026-06-02
    days on market $178,000 Active 25 DOM
15. 2026-06-01
    days on market $178,000 Active 24 DOM
16. 2026-05-31
    days on market $178,000 Active 23 DOM
17. 2026-05-07
    listed $178,000 Active 899-char remark
18. 2006-10-11
    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: $858 · $72/mo
• Projected year-2 tax: $1,495 · $125/mo
• Expected delta: +$637/yr (+$53/mo · 74.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,566
• − Mortgage interest: −$9,971
• − Property taxes: −$858
• − Insurance: −$890
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$5,178
• Taxable loss: −$5,502
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $-912/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: Baker K-12 Schools
• NCES district ID: 3002730
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $52,699
• Composite: 35.19/100
• National rank: #4996
• State rank: #52 of 116 in MT

Livability — Baker

• Score: 81/100
• State rank: #4
• US rank: #1349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baker, MT
• Population (ZIP): 2,147

Population outlook (Fallon County) Hauer SSP2

• Today (2025): 3,692 people
• By 2030: 3,986 · +8.0%
• By 2040: 4,662 · +26.3%
• By 2050: 5,439 · +47.3%
• By 2075: 7,519 · +103.7%
• By 2100: 8,763 · +137.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Native American 3%
• Common ancestry: Portuguese 21% Romanian 2% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Fallon

• 2024 margin: Solid R (+75.6) · D 10.8% · R 86.5% · Other 2.7%
• 2008→2024 swing: -23.5pp toward R · 2008: -52.1pp · 2024: -75.6pp
• All cycles: 2024: R+75.6 2020: R+76.4 2016: R+76.1 2012: R+63.4 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.26%
• Current HPI: 157.9608
• 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

• 2026-05-07 Listed $178,000 BMTMLS
• 2006-10-11 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $858 · -24.6% YoY. Source: county tax records.