19 5th Ave W · Kalispell, MT 59901

$274,000

4 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 69 Days on market

Built 1920 9,147 sqft lot Est $436k · 37% under ↓ 14% since listing

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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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Unfinished basement
• Oversized lot
• 9,147 sq ft lot

Tags

• OVERSIZED LOT
• UNFINISHED BASEMENT
• LARGE ATTACHED GREENHOUSE
• B-3 CORE AREA-BUSINESS ZONING
• KALISPELL OPPORTUNITY ZONE

Property features AI

Finance

• Other: Zoned B-3 Core Area - Business

Exterior

• Parking: Detached garage with 1 parking space; Additional parking accessed from alley
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected / natural gas available; Cable available; Phone available
• Home design: Single-family residence; One and one-half stories
• Construction: Wood siding; Block foundation
• Exterior features: Front porch; Perimeter fencing; Metal roof; Level topography/lot; Asphalt road frontage; Alley and city street frontage; Publicly maintained road; Curbs, street lights, sidewalks (community)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Baseboard heating; Electric heating; Fireplace(s)
• Interior features: High-speed internet
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $245k (10.7% below list).
• Recommended offer: $245k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.1% in Kalispell — 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 72/100 on livability (#61 in MT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A-; Watch: crime C-, commute F, employment D-.
• Flathead H S (town): math 29% / reading 52% proficiency, ranked #55 of 116 in MT (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elrod School (math 27% / reading 52%, grade F, #166 of 293 statewide, top 61%, 231 students, 0% FRL); Kalispell Middle School (math 50% / reading 61%, grade B-, #13 of 146 statewide, top 8%, 1,045 students, 0% FRL); Flathead High School (math 22% / reading 50%, grade F, #50 of 132 statewide, top 37%, 1,626 students, 0% FRL).
• Market conditions: Rents rising (+2.4%/yr); 693 active listings in the ZIP; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).
• This rent runs 40% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Flathead County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,723 (10.7% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.89% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $435,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 5th Ave	0.36mi	4/1.0	1,564 (+5%)	8mo	$428,000	$274	64
518 2nd Ave W	0.39mi	3/2.0 (-1)	1,432 (-4%)	10mo	$410,000	$286	62
823 2nd St W	0.27mi	3/2.0 (-1)	1,268 (-15%)	1mo	$445,000	$351	57
277 1st Ave Unit EN	0.53mi	4/2.0	1,389 (-7%)	9mo	$450,000	$324	56
528 9th Ave W	0.47mi	3/1.0 (-1)	1,424 (-5%)	12mo	$440,000	$309	51
661 1st Ave	0.71mi	4/2.0	1,594 (+7%)	5mo	$449,000	$282	51
614 1st Ave W	0.48mi	4/1.5	1,668 (+12%)	6mo	$425,000	$255	51
1238 6th St W	0.66mi	4/2.0	1,376 (-8%)	10mo	$469,000	$341	48
495 3rd Ave	0.73mi	3/2.0 (-1)	1,612 (+8%)	3mo	$470,000	$292	45
578 1st Ave	0.65mi	3/1.0 (-1)	1,284 (-14%)	2mo	$440,000	$343	36
319 4th Ave E	0.67mi	3/1.0 (-1)	1,629 (+9%)	11mo	$449,000	$276	35
690 1st Ave	0.71mi	3/2.0 (-1)	1,687 (+13%)	12mo	$459,000	$272	30

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-35,251
• Equity at exit: $40,854

10-year hold

• IRR: -4.7%
• Equity multiple: 0.70×
• Total profit: $-23,027
• Equity at exit: $23,691

Cash invested: $76,720 (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 59901

• Rents YoY: 2.4%
• Active inventory: 693
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,447 medium
• Mortgage (P&I): −$1,437
• Tax from tax record: −$215 /mo · $2,584/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $167

Break-even live

Break-even rent $2,236

Max offer price $274,000

Occupancy floor 88%

Sensitivity live

Price	-10% $322	-5% $245	+0% $167	+5% $89	+10% $12
Rent	-10% $-26	-5% $70	+0% $167	+5% $264	+10% $360
Rate	-1.0pp $305	-0.5pp $237	base $167	+0.5pp $96	+1.0pp $24

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $274,000 Active 69 DOM
2. 2026-06-19
   days on market $274,000 Active 67 DOM
3. 2026-06-18
   days on market $274,000 Active 66 DOM
4. 2026-06-17
   days on market $274,000 Active 65 DOM
5. 2026-06-16
   days on market $274,000 Active 64 DOM
6. 2026-06-15
   price $274,000 Active 63 DOM
7. 2026-06-15
   days on market $299,900 Active 63 DOM
8. 2026-06-14
   days on market $299,900 Active 61 DOM
9. 2026-06-13
   days on market $299,900 Active 60 DOM
10. 2026-06-10
    days on market $299,900 Active 58 DOM
11. 2026-06-09
    days on market $299,900 Active 57 DOM
12. 2026-06-08
    days on market $299,900 Active 56 DOM
13. 2026-06-07
    days on market $299,900 Active 55 DOM
14. 2026-06-05
    days on market $299,900 Active 52 DOM
15. 2026-06-03
    days on market $299,900 Active 51 DOM
16. 2026-06-02
    days on market $299,900 Active 50 DOM
17. 2026-06-01
    days on market $299,900 Active 49 DOM
18. 2026-05-31
    days on market $299,900 Active 48 DOM
19. 2026-05-30
    days on market $299,900 Active 47 DOM
20. 2026-05-14
    price $299,900
21. 2026-05-05
    price $324,900
22. 2026-04-13
    listed $349,000 Active

ⓘ 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: $2,584 · $215/mo
• Projected year-2 tax: $2,584 · $215/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 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,367
• − Mortgage interest: −$15,348
• − Property taxes: −$2,584
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − Depreciation: −$7,971
• Taxable loss: −$2,605
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $2,629/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: Flathead H S
• NCES district ID: 3015420
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $49,712
• Composite: 34.79/100
• National rank: #5115
• State rank: #55 of 116 in MT

Livability — Kalispell

• Score: 72/100
• State rank: #61
• US rank: #6399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kalispell, MT
• County: Flathead County · 94,027 people
• City population: 63,161
• Metro: Kalispell, MT
• Population (ZIP): 63,161
• Household income: $72,523
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1577.0

Population outlook (Flathead County) Hauer SSP2

• Today (2025): 108,002 people
• By 2030: 113,362 · +5.0%
• By 2040: 122,245 · +13.2%
• By 2050: 129,517 · +19.9%
• By 2075: 146,737 · +35.9%
• By 2100: 155,045 · +43.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Native American 1% Asian 1%
• Common ancestry: Portuguese 9% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 0%

Political lean MEDSL · Flathead

• 2024 margin: Solid R (+33.8) · D 31.8% · R 65.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -21.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.9 2016: R+36.5 2012: R+33.4 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -698.78%
• Current HPI: 225.6792
• Rent YoY: ▲ 2.41%
• Metro: Kalispell, 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

-14.1% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $299,900 MRMLS
• 2026-05-05 Price Changed $324,900 MRMLS
• 2026-04-13 Listed $349,000 MRMLS

Property tax history

+2.5%/yr

Latest (2025): $2,584 · -21.3% YoY. Source: county tax records.