1590 Adams Blvd · Sun Prairie, MT 59404

$65,000

2 bd · 1.0 ba · 924 sqft · Other · 24 Days on market

Built 1980

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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 +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a completely clean lot with utilities on the property and access to high speed internet. Quiet neighborhood, across the street is a county park so no neighbors and views of the rocky mountain front. This is a quiet community that is just a ten minute drive from Great Falls but also has access to a local convenience store and some local bar and restaurants.

Key facts

• High speed internet
• Utilities access
• Built 1980

Tags

• HIGH SPEED INTERNET
• UTILITIES ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#120 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, health & safety C-, schools 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: 131 active listings in the ZIP; solid renter incomes; 223 units permitted in Cascade County in 2024 (37 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.66% ✓
• Cap rate: 22.80%
• Cash-on-cash: 58.96%
• DSCR: 3.62
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 57.6%
• Equity multiple: 3.55×
• Total profit: $46,462
• Equity at exit: $9,692

10-year hold

• IRR: 62.5%
• Equity multiple: 7.26×
• Total profit: $113,957
• Equity at exit: $5,620

Cash invested: $18,200 (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 59404

• Active inventory: 131
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $894

Break-even live

Break-even rent $596

Max offer price $65,000

Occupancy floor 43%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $65,000 Active 24 DOM
2. 2026-06-18
   days on market $65,000 Active 23 DOM
3. 2026-06-17
   days on market $65,000 Active 22 DOM
4. 2026-06-16
   days on market $65,000 Active 21 DOM
5. 2026-06-15
   days on market $65,000 Active 20 DOM
6. 2026-06-14
   days on market $65,000 Active 18 DOM
7. 2026-06-13
   days on market $65,000 Active 17 DOM
8. 2026-06-10
   days on market $65,000 Active 15 DOM
9. 2026-06-09
   days on market $65,000 Active 14 DOM
10. 2026-06-08
    days on market $65,000 Active 13 DOM
11. 2026-06-07
    days on market $65,000 Active 12 DOM
12. 2026-06-05
    days on market $65,000 Active 9 DOM
13. 2026-06-03
    days on market $65,000 Active 8 DOM
14. 2026-06-02
    days on market $65,000 Active 7 DOM
15. 2026-06-01
    days on market $65,000 Active 6 DOM
16. 2026-05-31
    days on market $65,000 Active 5 DOM
17. 2026-05-30
    days on market $65,000 Active 4 DOM
18. 2026-05-26
    listed $65,000 Active
19. 2026-05-01
    historical Active Under Contract
20. 2026-04-16
    price $70,000
21. 2026-04-03
    listed $75,000 Active
22. 2026-03-18
    listed $65,000 Active 366-char remark

    Show marketing remark (366 chars)

    This is a completely clean lot with utilities on the property and access to high speed internet. Quiet neighborhood, across the street is a county park so no neighbors and views of the rocky mountain front. This is a quiet community that is just a ten minute drive from Great Falls but also has access to a local convenience store and some local bar and restaurants.

23. 1998-08-17
    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: $1,231 · $103/mo
• Projected year-2 tax: $1,231 · $103/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 6/10 Major FEMA zone X (shaded) · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,730
• − Mortgage interest: −$3,641
• − Property taxes: −$1,231
• − Insurance: −$325
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$1,891
• Taxable income: $10,326
• Est. tax owed @ 24.0%: −$2,478
• After-tax cash flow: $8,253/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 — Sun Prairie

• Score: 66/100
• State rank: #120
• US rank: #11973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Prairie, MT
• County: Cascade County · 75,427 people
• Metro: Great Falls, MT
• Population (ZIP): 28,822
• Household income: $83,867
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 280.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 3% Native American 2% Asian 1% Black 1%
• Common ancestry: Portuguese 8% Slovak 3% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 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: ▼ -126.73%
• Current HPI: 208.7527
• Rent YoY: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-26 Listed $65,000 FSBO.com
• 2026-05-01 Contingent — MRMLS
• 2026-04-16 Price Changed $70,000 MRMLS
• 2026-04-03 Listed $75,000 MRMLS
• 2026-03-18 Listed $65,000 ForSaleByOwner.com
• 1998-08-17 Sold (Public Records) — Public Records

Property tax history

+26.2%/yr

Latest (2025): $1,231 · -64.8% YoY. Source: county tax records.