1116 8th Ave S · Great Falls, MT 59405

$95,000

3 bd · 1.0 ba · 982 sqft · SingleFamily public records · 30 Days on market

Built 1900 7,492 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 7,492 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Location directions referenced as Google Maps
• Financial info: Annual property tax approximately $720.92
• HOA & community: HOA/community details not provided

Exterior

• Parking: Attached or detached 2-car garage
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: Single-family residence; Residential property
• Construction: Block foundation
• Exterior features: Lot approximately 7,492 square feet (0.172 acres)

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: Crawl space basement with concrete elements
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.5% in Great Falls — 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 78/100 on livability (#19 in MT, #2,473 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, employment C-, crime F.
• Great Falls H S (urban): math 27% / reading 39% proficiency, ranked #79 of 116 in MT (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 111 active listings in the ZIP; 223 units permitted in Cascade County in 2024 (37 in 5+ unit buildings).
• This rent runs 33% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cascade County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.61%
• DSCR: 2.41
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $210,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 7th Ave S	0.44mi	3/1.0	988 (+1%)	9mo	$263,000	$266	71
1101 6th Ave S	0.19mi	2/1.0 (-1)	1,040 (+6%)	13mo	$242,000	$233	66
625 5th Ave S	0.47mi	2/1.0 (-1)	988 (+1%)	13mo	$173,000	$175	62
1520 4th Ave S	0.44mi	2/1.0 (-1)	1,066 (+9%)	1mo	$153,900	$144	60
2021 8th Ave S	0.74mi	2/1.0 (-1)	960 (-2%)	1mo	$235,000	$245	56
1400 7th Ave S	0.22mi	2/1.0 (-1)	1,080 (+10%)	17mo	$169,500	$157	54
1420 9th St S	0.55mi	2/1.0 (-1)	930 (-5%)	9mo	$39,000	$42	53
1127 1st Ave S	0.56mi	2/1.0 (-1)	984 (+0%)	21mo	$139,900	$142	51
1514 17th St S	0.71mi	2/1.0 (-1)	985 (+0%)	16mo	$245,000	$249	48
1219 2nd Ave S	0.49mi	2/1.0 (-1)	1,020 (+4%)	22mo	$60,000	$59	47
1601 12th Ave S	0.46mi	4/1.5 (+1)	1,098 (+12%)	7mo	$235,000	$214	46
1310 7th St S	0.58mi	2/1.0 (-1)	840 (-14%)	18mo	$250,000	$298	28

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.14×
• Total profit: $30,280
• Equity at exit: $14,165

10-year hold

• IRR: 35.1%
• Equity multiple: 4.32×
• Total profit: $88,206
• Equity at exit: $8,214

Cash invested: $26,600 (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 59405

• Rents YoY: 3.6%
• Active inventory: 111
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $701

Break-even live

Break-even rent $757

Max offer price $95,000

Occupancy floor 52%

Sensitivity live

Price	-10% $754	-5% $727	+0% $701	+5% $674	+10% $647
Rent	-10% $571	-5% $636	+0% $701	+5% $766	+10% $830
Rate	-1.0pp $748	-0.5pp $725	base $701	+0.5pp $676	+1.0pp $651

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $95,000 Active 30 DOM
2. 2026-06-18
   days on market $95,000 Active 29 DOM
3. 2026-06-17
   days on market $95,000 Active 28 DOM
4. 2026-06-16
   days on market $95,000 Active 27 DOM
5. 2026-06-15
   days on market $95,000 Active 26 DOM
6. 2026-06-14
   days on market $95,000 Active 24 DOM
7. 2026-06-13
   days on market $95,000 Active 23 DOM
8. 2026-06-10
   days on market $95,000 Active 21 DOM
9. 2026-06-09
   days on market $95,000 Active 20 DOM
10. 2026-06-08
    days on market $95,000 Active 19 DOM
11. 2026-06-07
    days on market $95,000 Active 18 DOM
12. 2026-06-05
    days on market $95,000 Active 15 DOM
13. 2026-06-03
    days on market $95,000 Active 14 DOM
14. 2026-06-02
    days on market $95,000 Active 13 DOM
15. 2026-06-01
    days on market $95,000 Active 12 DOM
16. 2026-05-31
    days on market $95,000 Active 11 DOM
17. 2026-05-30
    days on market $95,000 Active 10 DOM
18. 2026-05-20
    listed $95,000 Active
19. 2026-04-03
    listed $125,900 Active
20. 2021-12-20
    listed $65,000
21. 2019-07-31
    soldstatus
22. 2019-07-31
    soldstatus
23. 2019-05-02
    listed $40,000
24. 1996-10-30
    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: $721 · $60/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$77/yr (+$6/mo · 10.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,723
• − Mortgage interest: −$5,321
• − Property taxes: −$721
• − Insurance: −$475
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$2,764
• Taxable income: $7,286
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $6,658/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: Great Falls H S
• NCES district ID: 3013050
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $43,586
• Composite: 28.03/100
• National rank: #6846
• State rank: #79 of 116 in MT

Livability — Great Falls

• Score: 78/100
• State rank: #19
• US rank: #2473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Falls, MT
• County: Cascade County · 75,427 people
• City population: 75,427
• Metro: Great Falls, MT
• Population (ZIP): 33,350
• Household income: $59,449
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 1123.0

Population outlook (Cascade County) Hauer SSP2

• Today (2025): 81,936 people
• By 2030: 81,376 · -0.7%
• By 2040: 79,435 · -3.1%
• By 2050: 77,906 · -4.9%
• By 2075: 78,595 · -4.1%
• By 2100: 79,997 · -2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 6% Native American 4% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Italian 3% Romanian 2%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Cascade

• 2024 margin: Strong R (+22.3) · D 37.3% · R 59.6% · Other 3.0%
• 2008→2024 swing: -24.6pp toward R · 2008: 2.3pp · 2024: -22.3pp
• All cycles: 2024: R+22.3 2020: R+19.7 2016: R+21.6 2012: R+9.1 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.87%
• Current HPI: 213.0016
• Rent YoY: ▲ 3.64%
• Metro: Great Falls, MT
• 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

+137.5% since first listed

7 events — show timeline

• 2026-05-20 Listed $95,000 MRMLS
• 2026-04-03 Listed $125,900 MRMLS
• 2021-12-20 Listed $65,000 MRMLS
• 2019-07-31 Sold (Public Records) — Public Records
• 2019-07-31 Sold (MLS) — MRMLS
• 2019-05-02 Listed $40,000 MRMLS
• 1996-10-30 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $721 · -10.1% YoY. Source: county tax records.