6 S 4th St · Plevna, MT 59344

$149,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 316 Days on market

Built 1914 0.29 ac lot

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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 +16.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

An adorable 3 bed 1.5 bath home in a great location. On the main level is an updated kitchen with ample counter and cabinet space. This leads into a spacious dining room and living room. The dining room has a pellet fireplace. There is a bedroom off of the living room as well as an office and half bathroom. The laundry room is with the half bathroom, but has plenty of room. Upstairs has 2 bedrooms, a full bathroom with a walk in shower, and tons of storage space. There is a basement that is unfinished and just storage and utility space. Outside features a 2 stall garage with power, large shed, fenced in yard, and established grass and above ground garden boxes. An established gravel driveway gives you plenty of off street parking. This home is a sanctuary outside and has so much potential. Give listing agent a call for more details.

Key facts

• Spacious dining room
• Updated kitchen
• Pellet fireplace

Tags

• UPDATED KITCHEN
• SPACIOUS DINING ROOM
• PELLET FIREPLACE
• FENCED IN YARD
• ABOVE GROUND GARDEN BOXES
• ESTABLISHED GRAVEL DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.1% below list).
• Recommended offer: $122k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#128 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D+, crime D, amenities F.
• Plevna K-12 Schools (rural): math 30% / reading 40% proficiency, ranked #175 of 339 in MT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Fallon County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $121,969 (18.1% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.82% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $86,781
• Equity at exit: $134,231

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $250,913
• Equity at exit: $289,474

Cash invested: $41,720 (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 59344

• Home prices YoY: 9.1%
• Active inventory: 4
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $90

Break-even live

Break-even rent $1,106

Max offer price $149,000

Occupancy floor 88%

Sensitivity live

Price	-10% $174	-5% $132	+0% $90	+5% $47	+10% $5
Rent	-10% $-7	-5% $41	+0% $90	+5% $138	+10% $186
Rate	-1.0pp $165	-0.5pp $128	base $90	+0.5pp $51	+1.0pp $12

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $149,000 Active 316 DOM
2. 2026-06-18
   days on market $149,000 Active 314 DOM
3. 2026-06-17
   days on market $149,000 Active 313 DOM
4. 2026-06-16
   days on market $149,000 Active 312 DOM
5. 2026-06-15
   days on market $149,000 Active 311 DOM
6. 2026-06-13
   days on market $149,000 Active 309 DOM
7. 2026-06-12
   days on market $149,000 Active 308 DOM
8. 2026-06-09
   days on market $149,000 Active 305 DOM
9. 2026-06-08
   days on market $149,000 Active 304 DOM
10. 2026-06-07
    days on market $149,000 Active 303 DOM
11. 2026-06-05
    days on market $149,000 Active 301 DOM
12. 2026-06-04
    days on market $149,000 Active 299 DOM
13. 2026-06-02
    days on market $149,000 Active 298 DOM
14. 2026-06-01
    days on market $149,000 Active 297 DOM
15. 2026-05-31
    days on market $149,000 Active 296 DOM
16. 2025-08-08
    listed $149,000 Active 844-char remark

    Show marketing remark (844 chars)

    An adorable 3 bed 1.5 bath home in a great location. On the main level is an updated kitchen with ample counter and cabinet space. This leads into a spacious dining room and living room. The dining room has a pellet fireplace. There is a bedroom off of the living room as well as an office and half bathroom. The laundry room is with the half bathroom, but has plenty of room. Upstairs has 2 bedrooms, a full bathroom with a walk in shower, and tons of storage space. There is a basement that is unfinished and just storage and utility space. Outside features a 2 stall garage with power, large shed, fenced in yard, and established grass and above ground garden boxes. An established gravel driveway gives you plenty of off street parking. This home is a sanctuary outside and has so much potential. Give listing agent a call for more details.

17. 2006-03-21
    soldstatus
18. 2006-02-21
    soldstatus
19. 1983-10-27
    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: $366 · $30/mo
• Projected year-2 tax: $1,252 · $104/mo
• Expected delta: +$886/yr (+$74/mo · 242.4%)

ⓘ 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 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,636
• − Mortgage interest: −$8,346
• − Property taxes: −$366
• − Insurance: −$745
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,335
• Taxable loss: −$1,497
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $1,435/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: Plevna K-12 Schools
• NCES district ID: 3021000
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $50,854
• Composite: 33.04/100
• National rank: #10661
• State rank: #175 of 339 in MT

Livability — Plevna

• Score: 65/100
• State rank: #128
• US rank: #12708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plevna, MT
• Population (ZIP): 471

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 (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Portuguese 8% Slovak 4% Scotch-Irish 2%

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: ▲ 15.09%
• Current HPI: 181.1209
• 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

4 events — show timeline

• 2025-08-08 Listed $149,000 BMTMLS
• 2006-03-21 Sold (Public Records) — Public Records
• 2006-02-21 Sold (Public Records) — Public Records
• 1983-10-27 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $366 · -37.2% YoY. Source: county tax records.