310 Hill St · Wolf Point, MT 59201

$185,000

4 bd · 2.0 ba · 960 sqft · SingleFamily public records · 6 Days on market

Built 1951

---

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 +9.8/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.6/10.0

Key facts

• Ring cameras
• Updated lighting
• Fenced backyard

Tags

• FENCED BACKYARD
• PARKING INSIDE THE FENCE
• MOTION SENSOR PORCH LIGHT
• RING CAMERAS
• KEYLESS ENTRIES
• UPDATED LIGHTING

Property features AI

Finance

• Financial info: Annual tax amount: $1,418

Exterior

• Parking: Detached or attached 1-car garage
• Home design: Single-family residence
• Construction: Residential construction
• Exterior features: Lot approximately 8,400 sq ft

Interior

• Bathrooms: Two full bathrooms
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (28.3% below list).
• Recommended offer: $133k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#34 in MT, #4,379 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities D-, employment F.
• Wolf Point H S (town): math 11% / reading 20% proficiency, ranked #271 of 339 in MT (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (5.9% local appreciation)).
• Roosevelt County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,719 (28.3% 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.86×
• Total profit: $44,715
• Equity at exit: $115,017

10-year hold

• IRR: 13.5%
• Equity multiple: 3.66×
• Total profit: $137,579
• Equity at exit: $207,481

Cash invested: $51,800 (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 59201

• Home prices YoY: 3.2%
• Active inventory: 26
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-117

Break-even live

Break-even rent $1,475

Max offer price $164,350

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-65	+0% $-117	+5% $-169	+10% $-222
Rent	-10% $-222	-5% $-169	+0% $-117	+5% $-64	+10% $-12
Rate	-1.0pp $-24	-0.5pp $-70	base $-117	+0.5pp $-165	+1.0pp $-214

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-07
   listed $185,000 Pending 6 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: $1,418 · $118/mo
• Projected year-2 tax: $1,554 · $130/mo
• Expected delta: +$136/yr (+$11/mo · 9.6%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,926
• − Mortgage interest: −$10,363
• − Property taxes: −$1,418
• − Insurance: −$925
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$5,382
• Taxable loss: −$4,709
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $-273/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: Wolf Point H S
• NCES district ID: 3028620
• Math proficiency: 11% ▲ 11.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $36,527
• Composite: 16.31/100
• National rank: #14269
• State rank: #271 of 339 in MT

Livability — Wolf Point

• Score: 74/100
• State rank: #34
• US rank: #4379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolf Point, MT
• Population (ZIP): 5,345

Population outlook (Roosevelt County) Hauer SSP2

• Today (2025): 13,449 people
• By 2030: 14,496 · +7.8%
• By 2040: 16,710 · +24.2%
• By 2050: 18,950 · +40.9%
• By 2075: 24,541 · +82.5%
• By 2100: 27,573 · +105.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.90)
• Race & ethnicity: Native American 56% White 32% Two or more races 11% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 5% Italian 3% Scottish 2%
• Foreign-born: 2% · Vietnam, Canada, China
• Languages at home: 97% English-only · German/W. Germanic 1%

Political lean MEDSL · Roosevelt

• 2024 margin: Lean R (+9.6) · D 42.9% · R 52.5% · Other 4.6%
• 2008→2024 swing: -35.9pp toward R · 2008: 26.3pp · 2024: -9.6pp
• All cycles: 2024: R+9.6 2020: R+2.1 2016: R+6.3 2012: D+15.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 188.8516
• 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

3 events — show timeline

• 2026-06-05 Pending — HHLMLS
• 2026-05-17 Listed $185,000 HHLMLS
• 2004-11-01 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,418 · -30.1% YoY. Source: county tax records.