212 Chappell St · Loma, MT 59460

$194,900

4 bd · 2.0 ba · 2,688 sqft · SingleFamily public records · 69 Days on market

Built 1956 0.40 ac lot ↓ 28% 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 +13.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away. With thoughtful updates and renovations, this property could be transformed into a remarkable riverside retreat while building substantial equity in this sought-after location. Contact us today to schedule a viewing and explore the potential this property offers with its solid layout and convenient location.

Key facts

• Two living areas
• Pellet stove
• Stone fireplace

Tags

• WOOD PANELED WALLS
• STONE FIREPLACE
• WOOD BURNING STOVES
• PELLET STOVE
• TWO LIVING AREAS
• JETTED TUB

Property features AI

Exterior

• Parking: Detached 1-car garage with one covered space
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; Asphalt roof; Built with a full basement
• Exterior features: Landscaped, level lot; No fencing

Interior

• Kitchen: Gas range; Range/oven; Refrigerator; Freezer; Dishwasher
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Three wood-burning fireplaces, including a wood-burning stove; Daylight, full basement with exterior entry; Storage
• Laundry & utility: Laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-4 ($-44/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (23.3% below list).
• Recommended offer: $150k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#211 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, crime F.
• Fort Benton H S (rural): math 40% / reading 40% proficiency, ranked #146 of 339 in MT (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fort Benton School (math 67% / reading 67%, grade B+, #18 of 293 statewide, top 7%, 195 students, 0% FRL); Fort Benton 7-8 (math 54% / reading 74%, grade A-, #4 of 146 statewide, top 4%, 54 students, 0% FRL); Fort Benton High School (math 30% / reading 70%, grade D+, #9 of 132 statewide, top 17%, 107 students, 0% FRL).
• Zoned-school proficiency averages 60% at this address vs 40% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Fort Benton H S average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 16 units permitted in Chouteau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Chouteau County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,519 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 10.9

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: 7.4%
• Equity multiple: 1.42×
• Total profit: $23,166
• Equity at exit: $87,635

10-year hold

• IRR: 10.1%
• Equity multiple: 2.52×
• Total profit: $82,724
• Equity at exit: $135,057

Cash invested: $54,572 (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 59460

• Active inventory: 1
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-4

Break-even live

Break-even rent $1,500

Max offer price $194,247

Occupancy floor 95%

Sensitivity live

Price	-10% $107	-5% $51	+0% $-4	+5% $-59	+10% $-114
Rent	-10% $-122	-5% $-63	+0% $-4	+5% $55	+10% $114
Rate	-1.0pp $94	-0.5pp $46	base $-4	+0.5pp $-54	+1.0pp $-106

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-18
   status $194,900 Pending 69 DOM
2. 2026-06-18
   days on market $194,900 Active 69 DOM
3. 2026-06-17
   days on market $194,900 Active 68 DOM
4. 2026-06-16
   days on market $194,900 Active 67 DOM
5. 2026-06-15
   days on market $194,900 Active 66 DOM
6. 2026-06-13
   days on market $194,900 Active 64 DOM
7. 2026-06-12
   days on market $194,900 Active 63 DOM
8. 2026-06-10
   days on market $194,900 Active 61 DOM
9. 2026-06-09
   days on market $194,900 Active 60 DOM
10. 2026-06-08
    days on market $194,900 Active 59 DOM
11. 2026-06-07
    days on market $194,900 Active 58 DOM
12. 2026-06-05
    days on market $194,900 Active 56 DOM
13. 2026-06-05
    days on market $194,900 Active 55 DOM
14. 2026-06-04
    days on market $194,900 Active 54 DOM
15. 2026-06-02
    days on market $194,900 Active 53 DOM
16. 2026-06-01
    days on market $194,900 Active 52 DOM
17. 2026-05-31
    days on market $194,900 Active 51 DOM
18. 2026-05-06
    price $194,900 1069-char remark

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

19. 2026-05-06
    price $194,900

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

20. 2026-05-06
    price $194,900 759-char remark

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

21. 2026-05-06
    price $194,900

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

22. 2026-04-15
    listed $205,000 Active 1069-char remark

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

23. 2026-04-15
    status Active 759-char remark

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

24. 2026-04-15
    status Active

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

25. 2026-04-15
    status Active

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

26. 2026-04-12
    historical
27. 2026-04-07
    listed $205,000 Active

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

28. 2026-04-07
    listed $205,000 Active

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

29. 2026-04-07
    listed $205,000 Active 759-char remark

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

30. 2026-04-07
    listed $205,000 Active

    Show marketing remark (759 chars)

    This four-bedroom, two-bathroom property offers exceptional investment potential with stunning Missouri River views and expansive Big Sky scenery. The covered front porch provides comfortable outdoor relaxation beneath mature shade trees that enhance the natural setting. Practical amenities include dedicated RV and boat parking areas, perfect for recreational vehicle storage and river access activities. The open concept living area and convenient main floor laundry room add functional appeal to the floor plan. The location provides excellent access to outdoor recreation, with proximity to Loma Bridge fishing access and easy Missouri River entry points. Daily conveniences are nearby including Loma Post Office and Loma Country Store just minutes away.

31. 2024-09-04
    status Active
32. 2024-06-25
    historical Active Under Contract
33. 2024-05-21
    price $208,999
34. 2024-05-14
    status Active
35. 2024-05-01
    historical Active Under Contract
36. 2024-04-17
    price $218,999
37. 2024-04-15
    price $219,900
38. 2023-12-06
    price $239,000
39. 2023-11-13
    listed $272,000 Active
40. 1999-02-01
    soldstatus
41. 1999-02-01
    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: $979 · $82/mo
• Projected year-2 tax: $1,637 · $136/mo
• Expected delta: +$658/yr (+$55/mo · 67.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,942
• − Mortgage interest: −$10,917
• − Property taxes: −$979
• − Insurance: −$974
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$5,670
• Taxable loss: −$3,470
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $788/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: Fort Benton H S
• NCES district ID: 3011260
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $43,454
• Composite: 36.3/100
• National rank: #9400
• State rank: #146 of 339 in MT

Livability — Loma

• Score: 60/100
• State rank: #211
• US rank: #18585

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: Loma, MT
• Population (ZIP): 227

Population outlook (Chouteau County) Hauer SSP2

• Today (2025): 5,948 people
• By 2030: 6,042 · +1.6%
• By 2040: 6,221 · +4.6%
• By 2050: 6,433 · +8.2%
• By 2075: 7,265 · +22.1%
• By 2100: 7,340 · +23.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Scottish 29% Lithuanian 4% Portuguese 1%

Political lean MEDSL · Chouteau

• 2024 margin: Solid R (+32.2) · D 32.0% · R 64.2% · Other 3.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -17.9pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+30.3 2016: R+36.8 2012: R+27.9 2008: R+17.9

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

-28.3% since first listed

24 events — show timeline

• 2026-05-06 Price Changed $194,900 BSCMLS
• 2026-05-06 Price Changed $194,900 BMTMLS
• 2026-05-06 Price Changed $194,900 HHLMLS
• 2026-05-06 Price Changed $194,900 MRMLS
• 2026-04-15 Listed $205,000 BSCMLS
• 2026-04-15 Relisted — HHLMLS
• 2026-04-15 Relisted — BMTMLS
• 2026-04-15 Relisted — MRMLS
• 2026-04-12 Delisted — BMTMLS
• 2026-04-07 Listed $205,000 BSCMLS
• 2026-04-07 Listed $205,000 BMTMLS
• 2026-04-07 Listed $205,000 HHLMLS
• 2026-04-07 Listed $205,000 MRMLS
• 2024-09-04 Relisted — MRMLS
• 2024-06-25 Contingent — MRMLS
• 2024-05-21 Price Changed $208,999 MRMLS
• 2024-05-14 Relisted — MRMLS
• 2024-05-01 Contingent — MRMLS
• 2024-04-17 Price Changed $218,999 MRMLS
• 2024-04-15 Price Changed $219,900 MRMLS
• 2023-12-06 Price Changed $239,000 MRMLS
• 2023-11-13 Listed $272,000 MRMLS
• 1999-02-01 Sold (Public Records) — Public Records
• 1999-02-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $979 · -17.9% YoY. Source: county tax records.