301 1st St S · Froid, MT 59226

$119,000

3 bd · 2.0 ba · 1,708 sqft · Manufactured · 134 Days on market

Built 1974 0.34 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0

Key facts

• Hunting facility
• Large garages
• 0.34 acre lot

Tags

• LARGE GARAGES
• HUNTING FACILITY

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Mobile home (residential); Single family residence
• Construction: Shingle roof
• Exterior features: Corner lot; Shed on the property; No fencing

Interior

• Kitchen: Cooktop, Oven, Range, Refrigerator, Freezer
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Cooktop, Oven, Range, Refrigerator, Freezer, Dishwasher not listed (not included in appliances list); No basement
• Laundry & utility: Dryer

Heating & cooling

• Heating & cooling: Natural gas forced air heating; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#121 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety D, crime F, amenities F.
• Froid H S (rural): math -3% / reading -3% proficiency, ranked #325 of 339 in MT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $4k appreciation (3.0% local appreciation)).
• Roosevelt County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $278,404
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 3rd St S	0.22mi	4/2.0 (+1)	1,836 (+8%)	20mo	$300,000	$163	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.75×
• Total profit: $24,980
• Equity at exit: $53,508

10-year hold

• IRR: 15.1%
• Equity multiple: 3.22×
• Total profit: $74,079
• Equity at exit: $82,462

Cash invested: $33,320 (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 59226

• Active inventory: 4
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $167

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 82%

Sensitivity live

Price	-10% $249	-5% $208	+0% $167	+5% $126	+10% $85
Rent	-10% $68	-5% $117	+0% $167	+5% $216	+10% $266
Rate	-1.0pp $227	-0.5pp $197	base $167	+0.5pp $136	+1.0pp $105

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $119,000 Active 134 DOM
2. 2026-06-18
   days on market $119,000 Active 132 DOM
3. 2026-06-17
   days on market $119,000 Active 131 DOM
4. 2026-06-16
   days on market $119,000 Active 130 DOM
5. 2026-06-15
   days on market $119,000 Active 129 DOM
6. 2026-06-13
   days on market $119,000 Active 127 DOM
7. 2026-06-12
   days on market $119,000 Active 126 DOM
8. 2026-06-09
   days on market $119,000 Active 123 DOM
9. 2026-06-08
   days on market $119,000 Active 122 DOM
10. 2026-06-07
    days on market $119,000 Active 121 DOM
11. 2026-06-05
    days on market $119,000 Active 119 DOM
12. 2026-06-04
    days on market $119,000 Active 117 DOM
13. 2026-06-02
    days on market $119,000 Active 116 DOM
14. 2026-06-01
    days on market $119,000 Active 115 DOM
15. 2026-05-31
    days on market $119,000 Active 114 DOM
16. 2026-02-03
    listed $119,000 Active
17. 2025-08-15
    price $119,000

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

Taxation est. · year 1

• Rental income: $15,026
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,462
• Taxable income: $114
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $1,975/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: Froid H S
• NCES district ID: 3011580
• Math proficiency: -3% ▼ -3.00%
• Reading proficiency: -3% ▼ -3.00%
• Median HH income: $46,917
• Composite: 2.73/100
• National rank: #15142
• State rank: #325 of 339 in MT

Livability — Froid

• Score: 66/100
• State rank: #121
• US rank: #11984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Froid, MT
• Population (ZIP): 655

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: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 27% Two or more races 3%
• Common ancestry: Portuguese 15% Italian 2% Serbian 2%

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: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-03 Listed $119,000 BMTMLS
• 2025-08-15 Price Changed $119,000 BMTMLS