527 W Park St · Butte-Silver Bow (balance), MT 59701

$189,000

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 206 Days on market

Built 1918 2,919 sqft lot Est $198k · at est. ↓ 5% since listing

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +9.6/15.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a charming slice of historic Butte in this character-filled 3-bedroom, 1-bath home just moments from Montana Tech’s university campus. With 1,247 sq. ft. of inviting living space, this residence illustrates classic details including timeless hardwood floors, crown molding, built-in drawers and cabinets, and a gorgeous bay window that brings in warm natural light. A cute front deck welcomes morning coffee or evening sunsets, while the oversized single-car garage offers plenty of room for storage, gear, or workshop space. Situated in one of Montana’s most fascinating towns, you’re surrounded by rich heritage, vibrant local culture, and endless recreational opportunities. Mountain views, nearby trail systems, and easy access to the Pintlers, Highlands, and Tobacco Roots make this a great launching point for outdoor enthusiasts. Investment-minded buyers will appreciate its prime location near campus—ideal for renting to students. It’s a cozy place to call home or a wise investment in a growing area!

Key facts

• Built-in drawers
• Gorgeous bay window
• Historic butte

Tags

• HISTORIC BUTTE
• TIMELESS HARDWOOD FLOORS
• CROWN MOLDING
• BUILT-IN DRAWERS
• GORGEOUS BAY WINDOW
• OVERSIZED SINGLE-CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage with 1 covered space (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Shingle roof
• Exterior features: No fencing; Lot approximately 0.067 acre; Subdivision: Davis & Barnard Add

Interior

• Kitchen: Dishwasher; Oven; Range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas forced air heating; No central cooling
• Interior features: Dishwasher; Oven; Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $38 ($460/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 $157k (16.8% below list).
• Recommended offer: $157k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Butte-Silver Bow (balance) — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Butte H S (town): math 24% / reading 50% proficiency, ranked #73 of 116 in MT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.4%/yr); 320 active listings in the ZIP; 109 units permitted in Silver Bow County in 2024 (25 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Silver Bow County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 2y 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 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,164 (16.8% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $198,273
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Caledonia St	0.30mi	2/1.0 (-1)	1,243 (-0%)	3mo	$165,000	$133	78
717 W Quartz St	0.21mi	2/1.0 (-1)	1,162 (-7%)	11mo	$185,000	$159	64
844 W Quartz St	0.27mi	3/1.0	1,359 (+9%)	11mo	$295,000	$217	63
1003 W Granite St	0.39mi	2/1.0 (-1)	1,373 (+10%)	7mo	$199,000	$145	54
1147 W Woolman St	0.59mi	2/2.0 (-1)	1,254 (+1%)	12mo	$295,000	$235	53
837 Zarelda St	0.67mi	3/1.0	1,157 (-7%)	6mo	$150,000	$130	52
1005 W Park	0.38mi	4/1.0 (+1)	1,405 (+13%)	11mo	$265,000	$189	47
913 Antimony St	0.47mi	2/2.0 (-1)	1,403 (+12%)	7mo	$236,000	$168	42
797 Hornet St	0.59mi	2/1.0 (-1)	1,120 (-10%)	11mo	$165,000	$147	41
901 S Washington St #12	0.74mi	3/2.0	1,344 (+8%)	10mo	$35,000	$26	40
1215 N Excelsior Ave	0.70mi	2/1.0 (-1)	1,087 (-13%)	2mo	$227,100	$209	39
729 N Main Street St	0.65mi	2/1.0 (-1)	1,126 (-10%)	12mo	$85,000	$75	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.62×
• Total profit: $-19,918
• Equity at exit: $28,181

10-year hold

• IRR: 5.0%
• Equity multiple: 1.44×
• Total profit: $23,443
• Equity at exit: $16,341

Cash invested: $52,920 (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 59701

• Home prices YoY: -30.7%
• Rents YoY: 10.4%
• Active inventory: 320
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $38

Break-even live

Break-even rent $1,523

Max offer price $189,000

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $92	+0% $38	+5% $-15	+10% $-69
Rent	-10% $-86	-5% $-24	+0% $38	+5% $100	+10% $163
Rate	-1.0pp $134	-0.5pp $86	base $38	+0.5pp $-11	+1.0pp $-60

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $189,000 Active 206 DOM
2. 2026-06-18
   days on market $189,000 Active 205 DOM
3. 2026-06-17
   days on market $189,000 Active 204 DOM
4. 2026-06-16
   days on market $189,000 Active 203 DOM
5. 2026-06-15
   days on market $189,000 Active 202 DOM
6. 2026-06-14
   days on market $189,000 Active 200 DOM
7. 2026-06-12
   days on market $189,000 Active 199 DOM
8. 2026-06-09
   days on market $189,000 Active 196 DOM
9. 2026-06-08
   days on market $189,000 Active 195 DOM
10. 2026-06-07
    days on market $189,000 Active 194 DOM
11. 2026-06-05
    days on market $189,000 Active 191 DOM
12. 2026-06-03
    days on market $189,000 Active 190 DOM
13. 2026-06-02
    days on market $189,000 Active 189 DOM
14. 2026-06-01
    days on market $189,000 Active 188 DOM
15. 2026-05-31
    days on market $189,000 Active 187 DOM
16. 2026-05-30
    days on market $189,000 Active 186 DOM
17. 2025-11-28
    listed $189,000 Active 1049-char remark

    Show marketing remark (1049 chars)

    Discover a charming slice of historic Butte in this character-filled 3-bedroom, 1-bath home just moments from Montana Tech’s university campus. With 1,247 sq. ft. of inviting living space, this residence illustrates classic details including timeless hardwood floors, crown molding, built-in drawers and cabinets, and a gorgeous bay window that brings in warm natural light. A cute front deck welcomes morning coffee or evening sunsets, while the oversized single-car garage offers plenty of room for storage, gear, or workshop space. Situated in one of Montana’s most fascinating towns, you’re surrounded by rich heritage, vibrant local culture, and endless recreational opportunities. Mountain views, nearby trail systems, and easy access to the Pintlers, Highlands, and Tobacco Roots make this a great launching point for outdoor enthusiasts. Investment-minded buyers will appreciate its prime location near campus—ideal for renting to students. It’s a cozy place to call home or a wise investment in a growing area!

18. 2025-11-25
    listed $189,000 Active
19. 2025-11-25
    listed $189,000 Active
20. 2025-11-25
    listed $189,000 Active
21. 2025-11-25
    listed $189,000 Active
22. 2025-09-22
    status Active
23. 2025-09-19
    status Active
24. 2025-09-18
    status Pending
25. 2025-09-18
    status Pending
26. 2025-08-26
    status Active
27. 2025-08-26
    status Active
28. 2025-08-15
    status Pending
29. 2025-08-15
    status Pending
30. 2025-07-15
    price $200,000
31. 2025-07-15
    price $200,000
32. 2025-03-19
    listed $210,000 Active
33. 2025-03-19
    listed $210,000 Active
34. 2024-09-10
    listed $199,900 Active
35. 2024-09-10
    listed $199,900 Active
36. 2024-01-10
    listed $199,900 Active
37. 2024-01-10
    listed $199,900 Active
38. 2009-03-18
    soldstatus
39. 2004-07-20
    soldstatus
40. 2001-02-06
    soldstatus
41. 2001-02-06
    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: $1,600 · $133/mo
• Projected year-2 tax: $1,600 · $133/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 6 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,860
• − Mortgage interest: −$10,587
• − Property taxes: −$1,600
• − Insurance: −$945
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$5,498
• Taxable loss: −$2,788
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $1,129/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: Butte H S
• NCES district ID: 3005310
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,852
• Composite: 30.74/100
• National rank: #6162
• State rank: #73 of 116 in MT

Livability — Butte-Silver Bow (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Butte-Silver Bow (balance), MT
• County: Silver Bow County · 34,232 people
• City population: 35,306
• Metro: Butte-Silver Bow, MT
• Population (ZIP): 34,232
• Household income: $60,437
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1060.0

Population outlook (Silver Bow County) Hauer SSP2

• Today (2025): 35,745 people
• By 2030: 36,359 · +1.7%
• By 2040: 37,490 · +4.9%
• By 2050: 38,593 · +8.0%
• By 2075: 43,773 · +22.5%
• By 2100: 48,513 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Korean 1% Arabic 1%

Political lean MEDSL · Silver Bow

• 2024 margin: Lean D (+7.0) · D 51.5% · R 44.5% · Other 4.0%
• 2008→2024 swing: -33.4pp toward R · 2008: 40.4pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+14.1 2016: D+14.2 2012: D+32.5 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.08%
• Current HPI: 268.4972
• Rent YoY: ▲ 10.44%
• Metro: Butte-Silver Bow, 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

-5.5% since first listed

25 events — show timeline

• 2025-11-28 Listed $189,000 BSCMLS
• 2025-11-25 Listed $189,000 MRMLS
• 2025-11-25 Listed $189,000 BSCMLS
• 2025-11-25 Listed $189,000 BMTMLS
• 2025-11-25 Listed $189,000 HHLMLS
• 2025-09-22 Relisted — MRMLS
• 2025-09-19 Relisted — BSCMLS
• 2025-09-18 Pending — BSCMLS
• 2025-09-18 Pending — MRMLS
• 2025-08-26 Relisted — MRMLS
• 2025-08-26 Relisted — BSCMLS
• 2025-08-15 Pending — MRMLS
• 2025-08-15 Pending — BSCMLS
• 2025-07-15 Price Changed $200,000 MRMLS
• 2025-07-15 Price Changed $200,000 BSCMLS
• 2025-03-19 Listed $210,000 BSCMLS
• 2025-03-19 Listed $210,000 MRMLS
• 2024-09-10 Listed $199,900 MRMLS
• 2024-09-10 Listed $199,900 BSCMLS
• 2024-01-10 Listed $199,900 BSCMLS
• 2024-01-10 Listed $199,900 MRMLS
• 2009-03-18 Sold (Public Records) — Public Records
• 2004-07-20 Sold (Public Records) — Public Records
• 2001-02-06 Sold (Public Records) — Public Records
• 2001-02-06 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,600 · +2.2% YoY. Source: county tax records.