1301 5th St · Havre, MT 59501

$89,100

3 bd · 1.5 ba · 2,825 sqft · SingleFamily public records · 337 Days on market

Built 1930 8,400 sqft lot ↓ 58% since listing

---

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
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 8,400 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Garage with 1 parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Frame construction; Wood siding
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: Total of 13 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating
• Interior features: Window coverings; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#62 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Havre H S (town): math 35% / reading 50% proficiency, ranked #125 of 339 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Havre Middle School (math 34% / reading 46%, grade F, #59 of 146 statewide, top 41%, 388 students, 0% FRL); Havre High School (math 27% / reading 37%, grade F, #57 of 132 statewide, top 45%, 531 students, 0% FRL).
• Market conditions: 117 active listings in the ZIP; 1 units permitted in Hill County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($52k/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 $616 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $148k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,408 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.88%
• DSCR: 2.02
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $344,650
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 6th St	0.15mi	4/3.5 (+1)	2,648 (-6%)	8mo	$325,000	$123	63
1902 1st St	0.47mi	4/2.0 (+1)	2,772 (-2%)	18mo	$299,000	$108	53
1010 11th St	0.47mi	3/3.0	3,160 (+12%)	23mo	$385,000	$122	33

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: 15.9%
• Equity multiple: 1.64×
• Total profit: $15,935
• Equity at exit: $13,285

10-year hold

• IRR: 24.5%
• Equity multiple: 3.13×
• Total profit: $53,188
• Equity at exit: $7,704

Cash invested: $24,948 (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 59501

• Active inventory: 117
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $476

Break-even live

Break-even rent $882

Max offer price $89,100

Occupancy floor 63%

Sensitivity live

Price	-10% $526	-5% $501	+0% $476	+5% $451	+10% $425
Rent	-10% $358	-5% $417	+0% $476	+5% $534	+10% $593
Rate	-1.0pp $521	-0.5pp $498	base $476	+0.5pp $453	+1.0pp $429

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: $22,275
• Closing costs: $2,673
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $89,100 Active 337 DOM
2. 2026-06-18
   days on market $89,100 Active 334 DOM
3. 2026-06-17
   days on market $89,100 Active 333 DOM
4. 2026-06-16
   days on market $89,100 Active 332 DOM
5. 2026-06-15
   days on market $89,100 Active 331 DOM
6. 2026-06-14
   days on market $89,100 Active 329 DOM
7. 2026-06-13
   days on market $89,100 Active 328 DOM
8. 2026-06-10
   days on market $89,100 Active 326 DOM
9. 2026-06-09
   days on market $89,100 Active 325 DOM
10. 2026-06-08
    days on market $89,100 Active 324 DOM
11. 2026-06-07
    pricedays on market $89,100 Active 323 DOM
12. 2026-06-05
    days on market $99,000 Active 320 DOM
13. 2026-06-03
    days on market $99,000 Active 319 DOM
14. 2026-06-02
    days on market $99,000 Active 318 DOM
15. 2026-06-01
    days on market $99,000 Active 317 DOM
16. 2026-05-31
    days on market $99,000 Active 316 DOM
17. 2026-05-31
    days on market $99,000 Active 315 DOM
18. 2026-05-20
    price $99,000
19. 2026-02-05
    price $150,000
20. 2026-01-24
    price $172,200
21. 2026-01-13
    price $142,200
22. 2025-10-20
    status Active
23. 2025-07-08
    listed $237,000 Active
24. 2004-12-28
    soldstatus
25. 2000-07-27
    soldstatus
26. 1997-11-26
    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: $2,313 · $193/mo
• Projected year-2 tax: $2,313 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 6 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,816
• − Mortgage interest: −$4,991
• − Property taxes: −$2,313
• − Insurance: −$446
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$2,592
• Taxable income: $4,624
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $4,599/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: Havre H S
• NCES district ID: 3013590
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $44,545
• Composite: 38.34/100
• National rank: #8537
• State rank: #125 of 339 in MT

Livability — Havre

• Score: 71/100
• State rank: #62
• US rank: #6620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havre, MT
• County: Hill County · 12,243 people
• City population: 12,243
• Metro: nan
• Population (ZIP): 12,243
• Household income: $51,872
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 309.0

Population outlook (Hill County) Hauer SSP2

• Today (2025): 16,841 people
• By 2030: 16,954 · +0.7%
• By 2040: 17,063 · +1.3%
• By 2050: 17,130 · +1.7%
• By 2075: 17,273 · +2.6%
• By 2100: 16,542 · -1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 10% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 11% Italian 6% Scottish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hill

• 2024 margin: R (+18.2) · D 38.7% · R 56.9% · Other 4.4%
• 2008→2024 swing: -30.4pp toward R · 2008: 12.2pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+13.6 2016: R+17.3 2012: D+3.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.86%
• Current HPI: 209.1198
• Rent YoY: —
• Metro: nan
• 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

-58.2% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $99,000 HHLMLS
• 2026-02-05 Price Changed $150,000 HHLMLS
• 2026-01-24 Price Changed $172,200 HHLMLS
• 2026-01-13 Price Changed $142,200 HHLMLS
• 2025-10-20 Relisted — HHLMLS
• 2025-07-08 Listed $237,000 HHLMLS
• 2004-12-28 Sold (Public Records) — Public Records
• 2000-07-27 Sold (Public Records) — Public Records
• 1997-11-26 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,313 · +115.4% YoY. Source: county tax records.