209 1st St · Hingham, MT 59528

$125,000

3 bd · 1.5 ba · 5,553 sqft · SingleFamily · 22 Days on market

Built 1917 Average condition 0.48 ac lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Key facts

• Half acre lot
• Large lobby area
• Assembly hall

Tags

• MULTIPLE OFFICE SPACES
• LARGE LOBBY AREA
• ASSEMBLY HALL
• MASSIVE KITCHEN
• HALF ACRE LOT

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Construction: Partially finished basement (concrete)
• Exterior features: Asphalt roof; Lot dimensions approximately 150' x 140'

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: Three half bathrooms
• Heating & cooling: Forced air heating
• Interior features: Range; Refrigerator; Partially finished concrete basement; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#202 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• North Star Elementary (rural): math 40% / reading 45% proficiency, ranked #126 of 339 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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 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?
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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.0

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: 13.0%
• Equity multiple: 1.74×
• Total profit: $25,923
• Equity at exit: $56,205

10-year hold

• IRR: 14.9%
• Equity multiple: 3.20×
• Total profit: $77,132
• Equity at exit: $86,619

Cash invested: $35,000 (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 59528

• Active inventory: 3
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $170

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   statusdays on market $125,000 Pending 22 DOM
2. 2026-06-10
   days on market $125,000 Active 20 DOM
3. 2026-06-09
   days on market $125,000 Active 19 DOM
4. 2026-06-08
   days on market $125,000 Active 18 DOM
5. 2026-06-07
   days on market $125,000 Active 17 DOM
6. 2026-06-05
   days on market $125,000 Active 14 DOM
7. 2026-06-03
   days on market $125,000 Active 13 DOM
8. 2026-06-02
   days on market $125,000 Active 12 DOM
9. 2026-06-01
   days on market $125,000 Active 11 DOM
10. 2026-05-31
    days on market $125,000 Active 10 DOM
11. 2026-05-31
    days on market $125,000 Active 9 DOM
12. 2026-05-21
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,708
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,636
• Taxable income: $57
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,030/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

The property shows average condition with minor repairs needed, primarily in the form of painting and flooring. Fresh paint and new flooring can significantly enhance its resale value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Flooring — Flooring shows some wear

Value-add opportunities

• Resale Paint — Fresh paint can enhance curb appeal and interior aesthetics
• Resale Flooring — New flooring can improve the home's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Flooring · Flooring shows some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Flooring — New flooring can improve the home's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Star Elementary
• NCES district ID: 3000096
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $43,473
• Composite: 38.26/100
• National rank: #8558
• State rank: #126 of 339 in MT

Livability — Hingham

• Score: 61/100
• State rank: #202
• US rank: #18120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hingham, MT
• Population (ZIP): 232

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Native American 1%
• Common ancestry: Iranian 23% Portuguese 9% German 2%
• Foreign-born: 2%

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: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-21 Listed $125,000 MRMLS