501 Custer St · Wolf Point, MT 59201

$150,000

3 bd · 2.0 ba · 1,325 sqft · MultiFamily · 127 Days on market

Built 2025 ↓ 9% since listing

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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 +19.3/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Key facts

• Built 2025
• Listed 126 days

Property features AI

Exterior

• Utilities: Public water service; Public sewer service; Natural gas available
• Home design: One-level manufactured (mobile) home
• Construction: Frame construction; Home warranty included
• Exterior features: Lot approximately 0.161 acres; Public water; Public sewer; Natural gas available

Interior

• Bedrooms: Manufactured home with bedroom count not specified
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $140k (6.4% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#34 in MT, #4,379 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities D-, employment F.
• Wolf Point H S (town): math 11% / reading 20% proficiency, ranked #271 of 339 in MT (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.9% local appreciation)).
• Roosevelt County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.26×
• Total profit: $52,763
• Equity at exit: $93,257

10-year hold

• IRR: 18.5%
• Equity multiple: 4.50×
• Total profit: $147,194
• Equity at exit: $168,228

Cash invested: $42,000 (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 59201

• Home prices YoY: 3.2%
• Active inventory: 26
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $164

Break-even live

Break-even rent $1,196

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $150,000 Active 127 DOM
2. 2026-06-17
   days on market $150,000 Active 126 DOM
3. 2026-06-16
   days on market $150,000 Active 125 DOM
4. 2026-06-15
   days on market $150,000 Active 124 DOM
5. 2026-06-13
   days on market $150,000 Active 122 DOM
6. 2026-06-12
   days on market $150,000 Active 121 DOM
7. 2026-06-09
   days on market $150,000 Active 118 DOM
8. 2026-06-08
   days on market $150,000 Active 117 DOM
9. 2026-06-07
   days on market $150,000 Active 116 DOM
10. 2026-06-05
    days on market $150,000 Active 114 DOM
11. 2026-06-04
    days on market $150,000 Active 112 DOM
12. 2026-06-02
    days on market $150,000 Active 111 DOM
13. 2026-06-01
    days on market $150,000 Active 110 DOM
14. 2026-05-31
    days on market $150,000 Active 109 DOM
15. 2026-05-17
    price $150,000
16. 2026-02-11
    listed $165,000 Active
17. 2007-01-12
    soldstatus
18. 2007-01-12
    soldstatus
19. 2006-03-08
    soldstatus
20. 2004-09-09
    soldstatus
21. 1998-01-05
    soldstatus
22. 1994-04-25
    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: $1,145 · $95/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$115/yr (+$10/mo · 10.0%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,844
• − Mortgage interest: −$8,402
• − Property taxes: −$1,145
• − Insurance: −$750
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,364
• Taxable loss: −$512
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,095/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: Wolf Point H S
• NCES district ID: 3028620
• Math proficiency: 11% ▲ 11.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $36,527
• Composite: 16.31/100
• National rank: #14269
• State rank: #271 of 339 in MT

Livability — Wolf Point

• Score: 74/100
• State rank: #34
• US rank: #4379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolf Point, MT
• Population (ZIP): 5,345

Population outlook (Roosevelt County) Hauer SSP2

• Today (2025): 13,449 people
• By 2030: 14,496 · +7.8%
• By 2040: 16,710 · +24.2%
• By 2050: 18,950 · +40.9%
• By 2075: 24,541 · +82.5%
• By 2100: 27,573 · +105.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.90)
• Race & ethnicity: Native American 56% White 32% Two or more races 11% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 5% Italian 3% Scottish 2%
• Foreign-born: 2% · Vietnam, Canada, China
• Languages at home: 97% English-only · German/W. Germanic 1%

Political lean MEDSL · Roosevelt

• 2024 margin: Lean R (+9.6) · D 42.9% · R 52.5% · Other 4.6%
• 2008→2024 swing: -35.9pp toward R · 2008: 26.3pp · 2024: -9.6pp
• All cycles: 2024: R+9.6 2020: R+2.1 2016: R+6.3 2012: D+15.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 188.8516
• 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

-9.1% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $150,000 HHLMLS
• 2026-02-11 Listed $165,000 HHLMLS
• 2007-01-12 Sold (Public Records) — Public Records
• 2007-01-12 Sold (Public Records) — Public Records
• 2006-03-08 Sold (Public Records) — Public Records
• 2004-09-09 Sold (Public Records) — Public Records
• 1998-01-05 Sold (Public Records) — Public Records
• 1994-04-25 Sold (Public Records) — Public Records

Property tax history

-52.6%/yr

Latest (2021): $1,145 · -52.6% YoY. Source: county tax records.