400 Main Ave · Denton, MT 59430

$115,000

4 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 14 Days on market

Built 1915 6,926 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,926 sq ft lot
• Garage
• Built 1915

Property features AI

Exterior

• Parking: Detached garage with 1 car space; RV access/parking; On-street parking
• Utilities: Electricity available; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding; Composition roof; Basement: crawl space with concrete
• Exterior features: Chain link and wood fencing; Level lot; Front yard; Asphalt and gravel road access

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Pellet stove
• Interior features: Range; Refrigerator; One fireplace
• Laundry & utility: Washer hookup; Crawl space/concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

Location & tenants

• Location reads 69/100 on livability (#83 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, crime F, amenities F.
• Denton H S (rural): math 50% / reading 50% proficiency, ranked #75 of 339 in MT (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Fergus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Fergus County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1915 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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 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: 1.37% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.76%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 3.94×
• Total profit: $94,682
• Equity at exit: $103,601

10-year hold

• IRR: 32.9%
• Equity multiple: 8.88×
• Total profit: $253,598
• Equity at exit: $223,420

Cash invested: $32,200 (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 59430

• Home prices YoY: 6.7%
• Active inventory: 5
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $503

Break-even live

Break-even rent $941

Max offer price $115,000

Occupancy floor 63%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $115,000 Active 14 DOM
2. 2026-06-17
   days on market $115,000 Active 13 DOM
3. 2026-06-16
   days on market $115,000 Active 12 DOM
4. 2026-06-15
   days on market $115,000 Active 11 DOM
5. 2026-06-13
   days on market $115,000 Active 9 DOM
6. 2026-06-12
   days on market $115,000 Active 8 DOM
7. 2026-06-09
   days on market $115,000 Active 5 DOM
8. 2026-06-08
   days on market $115,000 Active 4 DOM
9. 2026-06-07
   days on market $115,000 Active 3 DOM
10. 2026-06-05
    listed $115,000 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $18,942
• − Mortgage interest: −$6,442
• − Property taxes: −$1,112
• − Insurance: −$575
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$3,345
• Taxable income: $4,437
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $4,975/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: Denton H S
• NCES district ID: 3008850
• Math proficiency: 50% ▲ 53.00%
• Reading proficiency: 50% ▲ 53.00%
• Median HH income: $46,573
• Composite: 44.48/100
• National rank: #6076
• State rank: #75 of 339 in MT

Livability — Denton

• Score: 69/100
• State rank: #83
• US rank: #8353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Denton, MT
• Population (ZIP): 476

Population outlook (Fergus County) Hauer SSP2

• Today (2025): 10,955 people
• By 2030: 10,722 · -2.1%
• By 2040: 10,274 · -6.2%
• By 2050: 9,993 · -8.8%
• By 2075: 10,766 · -1.7%
• By 2100: 10,922 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Portuguese 21% Slovak 5% Romanian 3%

Political lean MEDSL · Fergus

• 2024 margin: Solid R (+51.3) · D 22.7% · R 74.0% · Other 3.4%
• 2008→2024 swing: -16.4pp toward R · 2008: -34.9pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+51.6 2016: R+52.6 2012: R+43.3 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.09%
• Current HPI: 207.6
• 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

4 events — show timeline

• 2026-06-04 Listed $115,000 MRMLS
• 2020-10-06 Sold (Public Records) — Public Records
• 2012-07-27 Sold (Public Records) — Public Records
• 1997-01-31 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,112 · -13.0% YoY. Source: county tax records.