626 Ohio St #1 · Philipsburg, MT 59858

$389,000

4 bd · 2.0 ba · 2,774 sqft · MultiFamily public records · 2 Days on market

Built 2005 0.29 ac 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 +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Key facts

• Private deck
• Private bath
• Spacious kitchen

Tags

• OVERLOOKING THE VALLEY
• CLOSE ACCESS TO DISCOVERY SKI
• SPACIOUS KITCHEN
• FORMAL DINING AREA
• PRIVATE BATH
• PRIVATE DECK

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached or attached garage with 1 garage space
• Home design: Residential income property; Duplex
• Construction: Slab foundation
• Exterior features: Lot approximately 0.292 acres (12,720 sq ft)

Interior

• Bedrooms: Three bedrooms (in at least one unit)
• Bathrooms: Two bathrooms (total)
• Interior features: Two-unit duplex

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $389k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $395/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $389k).
• Cap rate 11.2% vs local median 1.2% in Philipsburg — 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 66/100 on livability (#119 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Philipsburg K-12 Schools (rural): math 40% / reading 65% proficiency, ranked #59 of 339 in MT (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Philipsburg School (math 34% / reading 44%, grade F, #166 of 293 statewide, top 61%, 94 students, 0% FRL); Philipsburg 7-8 (math 30% / reading 50%, 25 students, 0% FRL); Granite High School (math 10% / reading 50%, grade F, #66 of 132 statewide, top 52%, 62 students, 0% FRL) — zoned schools average 0% FRL vs 31% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 36% at this address vs 52% district-wide (-16 pts) — the specific schools serving this property underperform the Philipsburg K-12 Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 71 active listings in the ZIP.

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k appreciation (10.0% local appreciation)).
• Granite County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $109k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $389,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.28% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.40%
• DSCR: 1.77
• GRM: 6.5

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: 37.2%
• Equity multiple: 3.87×
• Total profit: $312,310
• Equity at exit: $350,442

10-year hold

• IRR: 32.0%
• Equity multiple: 8.72×
• Total profit: $840,371
• Equity at exit: $755,741

Cash invested: $108,920 (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 59858

• Home prices YoY: 13.1%
• Active inventory: 71
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $4,997 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$167 /mo · $1,998/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,049
• Net cashflow: $1,579

Break-even live

Break-even rent $2,998

Max offer price $389,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,799	-5% $1,689	+0% $1,579	+5% $1,469	+10% $1,359
Rent	-10% $1,184	-5% $1,382	+0% $1,579	+5% $1,776	+10% $1,974
Rate	-1.0pp $1,775	-0.5pp $1,678	base $1,579	+0.5pp $1,478	+1.0pp $1,376

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$4,996
Total (4 units)			$4,997

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   days on market $389,000 Active 2 DOM
2. 2026-06-16
   listed $389,000 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: $1,998 · $167/mo
• Projected year-2 tax: $3,268 · $272/mo
• Expected delta: +$1,269/yr (+$106/mo · 63.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 1/10 Low 10 d/yr ≥83°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,964
• − Mortgage interest: −$21,790
• − Property taxes: −$1,998
• − Insurance: −$1,945
• − Repairs & maintenance: −$4,797
• − Management: −$4,797
• − Depreciation: −$11,316
• Taxable income: $13,320
• Est. tax owed @ 24.0%: −$3,197
• After-tax cash flow: $15,752/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: Philipsburg K-12 Schools
• NCES district ID: 3012840
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 65% ▲ 15.00%
• Median HH income: $46,664
• Composite: 46.41/100
• National rank: #5351
• State rank: #59 of 339 in MT

Livability — Philipsburg

• Score: 66/100
• State rank: #119
• US rank: #11829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Philipsburg, MT
• Population (ZIP): 1,737

Population outlook (Granite County) Hauer SSP2

• Today (2025): 3,521 people
• By 2030: 3,631 · +3.1%
• By 2040: 3,788 · +7.6%
• By 2050: 3,972 · +12.8%
• By 2075: 4,823 · +37.0%
• By 2100: 5,660 · +60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Native American 4% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Slovak 6% Portuguese 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Granite

• 2024 margin: Solid R (+44.0) · D 26.6% · R 70.6% · Other 2.8%
• 2008→2024 swing: -20.0pp toward R · 2008: -24.0pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+37.2 2016: R+40.6 2012: R+33.7 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.61%
• Current HPI: 290.8626
• 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

2 events — show timeline

• 2026-06-16 Listed $389,000 MRMLS
• 2003-11-19 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,998 · +3.5% YoY. Source: county tax records.