618 Alder St · Anaconda-Deer Lodge County, MT 59711

$169,000

1 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 6 Days on market

Built 1905 3,500 sqft lot Est $217k · 22% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: One bedroom, one bath fixer upper. Previous owner begin work on the home. Lots of building materials are still at the house and go with the sale. New hot water heater. Property is being sold "as-is. "

Key facts

• Modern-style kitchen
• Accent paneling
• Gas range

Tags

• ENCLOSED FRONT PORCH
• ACCENT PANELING
• MODERN-STYLE KITCHEN
• GAS RANGE
• COMFORTABLE BACK YARD

Property features AI

Finance

• Other: Zoning: RR; Paved road access; Lot approximately 3,500 sq ft

Exterior

• Parking: Gravel parking; No garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One story
• Construction: Wood siding; Metal roof
• Exterior features: Front porch; Perimeter fenced yard

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Dryer; Range; Refrigerator; Washer; Laminate flooring
• Laundry & utility: Laundry located in basement; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 8.9% vs local median 2.6% in Anaconda-Deer Lodge County — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Anaconda H S (town): math 35% / reading 45% proficiency, ranked #155 of 339 in MT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 20 units permitted in Deer Lodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Deer Lodge County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $216,594
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Alder St	0.09mi	1/1.0	1,071 (-6%)	11mo	$205,000	$191	77
718 Cherry St	0.29mi	2/1.0 (+1)	1,124 (-1%)	11mo	$219,000	$195	71
610 Birch St	0.07mi	2/1.0 (+1)	1,252 (+10%)	11mo	$149,000	$119	65
314 Adams St	0.31mi	2/1.0 (+1)	1,200 (+6%)	9mo	$205,000	$171	63
512 Monroe St	0.43mi	1/1.0	1,048 (-8%)	7mo	$219,000	$209	61
803 E 4th St Unit 803 & 1/2 4th	0.21mi	2/1.0 (+1)	988 (-13%)	6mo	$220,000	$223	59
406 Cedar St	0.27mi	2/1.0 (+1)	1,259 (+11%)	7mo	$259,000	$206	58
208 Locust St	0.64mi	1/1.0	1,105 (-3%)	10mo	$185,000	$167	58
716 E 4th St	0.21mi	2/1.0 (+1)	1,240 (+9%)	14mo	$219,000	$177	57
607 E 8th St	0.10mi	2/1.5 (+1)	1,304 (+15%)	12mo	$287,000	$220	53
413 E Front St	0.49mi	2/1.0 (+1)	1,239 (+9%)	16mo	$139,000	$112	43
523 Elm St	0.68mi	2/1.0 (+1)	1,040 (-8%)	8mo	$160,000	$154	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,693
• Equity at exit: $25,198

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $27,157
• Equity at exit: $14,612

Cash invested: $47,320 (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 59711

• Home prices YoY: -30.4%
• Active inventory: 119
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $373

Break-even live

Break-even rent $1,323

Max offer price $169,000

Occupancy floor 74%

Sensitivity live

Price	-10% $468	-5% $421	+0% $373	+5% $325	+10% $277
Rent	-10% $231	-5% $302	+0% $373	+5% $444	+10% $515
Rate	-1.0pp $458	-0.5pp $416	base $373	+0.5pp $329	+1.0pp $284

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Monroe St Anaconda, MT	2.0	1.0	800	$1,795	$2.24	24d	1	0.51mi

Listing history 6 events

1. 2026-06-19
   days on market $169,000 Active 6 DOM
2. 2026-06-18
   days on market $169,000 Active 5 DOM
3. 2026-06-17
   days on market $169,000 Active 4 DOM
4. 2026-06-16
   days on market $169,000 Active 3 DOM
5. 2026-06-15
   days on market $169,000 Active 2 DOM
6. 2026-06-14
   listed $169,000 Active 1 DOM

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$356/yr (+$30/mo · 33.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,540
• − Mortgage interest: −$9,467
• − Property taxes: −$1,064
• − Insurance: −$845
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$4,916
• Taxable income: $1,802
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $4,040/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: Anaconda H S
• NCES district ID: 3002030
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 45% ▲ 15.00%
• Median HH income: $37,100
• Composite: 35.67/100
• National rank: #9685
• State rank: #155 of 339 in MT

Livability — Anaconda-Deer Lodge County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Anaconda-Deer Lodge County, MT
• City population: 9,741
• Population (ZIP): 9,464

Population outlook (Deer Lodge County) Hauer SSP2

• Today (2025): 9,094 people
• By 2030: 8,931 · -1.8%
• By 2040: 8,471 · -6.9%
• By 2050: 7,986 · -12.2%
• By 2075: 6,950 · -23.6%
• By 2100: 6,142 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Portuguese 5% Lithuanian 5% Scottish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Deer Lodge

• 2024 margin: Toss-up / Even · D 48.8% · R 47.8% · Other 3.4%
• 2008→2024 swing: -36.5pp toward R · 2008: 37.5pp · 2024: 1.0pp
• All cycles: 2024: D+1.0 2020: D+7.7 2016: D+6.9 2012: D+31.7 2008: D+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.41%
• Current HPI: 318.7076
• 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

+482.8% since first listed

6 events — show timeline

• 2026-06-10 Listed $169,000 BSCMLS
• 2016-11-14 Sold (Public Records) — Public Records
• 2015-06-02 Sold (Public Records) — Public Records
• 2015-06-02 Sold (MLS) — MRMLS
• 2015-04-05 Listed $29,000 MRMLS
• 2011-01-04 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,064 · -3.2% YoY. Source: county tax records.