1232 4th St · Havre, MT 59501

$139,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 29 Days on market

Built 1940 10,500 sqft lot Est $216k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Off street parking
• Private patio
• Mature landscaping

Tags

• CORNER LOT
• PRIVATE PATIO
• MATURE LANDSCAPING
• LARGE SHED
• OFF STREET PARKING

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property type
• Exterior features: Lot approximately 75 x 140; Shed(s) on property

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Property has heating
• Interior features: Partial basement; Nine total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $3 ($30/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 $116k (16.7% below list).
• Recommended offer: $116k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#62 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Havre H S (town): math 35% / reading 50% proficiency, ranked #125 of 339 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 116 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,815 (16.7% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.83% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $215,712
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 7th Ave	0.69mi	3/1.0	1,029 (+2%)	10mo	$220,000	$214	56
1535 2nd St	0.25mi	2/1.0 (-1)	1,140 (+13%)	23mo	$79,900	$70	42

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-22,376
• Equity at exit: $20,725

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-19,327
• Equity at exit: $12,018

Cash invested: $38,920 (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 59501

• Active inventory: 116
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $3

Break-even live

Break-even rent $1,155

Max offer price $139,000

Occupancy floor 95%

Sensitivity live

Price	-10% $81	-5% $42	+0% $3	+5% $-37	+10% $-76
Rent	-10% $-89	-5% $-43	+0% $3	+5% $48	+10% $94
Rate	-1.0pp $73	-0.5pp $38	base $3	+0.5pp $-33	+1.0pp $-70

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 5th St Havre, MT	3.0	2.0	1440	$1,200	$0.83	15d	1	0.12mi
1544 3rd St Havre, MT	2.0	1.0	800	$885	$1.11	15d	1	0.21mi

Listing history 1 events

1. 2026-06-07
   listed $139,000 Pending 29 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,898
• − Mortgage interest: −$7,786
• − Property taxes: −$1,507
• − Insurance: −$695
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$4,044
• Taxable loss: −$2,357
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $596/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: Havre H S
• NCES district ID: 3013590
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $44,545
• Composite: 38.34/100
• National rank: #8537
• State rank: #125 of 339 in MT

Livability — Havre

• Score: 71/100
• State rank: #62
• US rank: #6620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havre, MT
• County: Hill County · 12,243 people
• City population: 12,243
• Metro: nan
• Population (ZIP): 12,243
• Household income: $51,872
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 309.0

Population outlook (Hill County) Hauer SSP2

• Today (2025): 16,841 people
• By 2030: 16,954 · +0.7%
• By 2040: 17,063 · +1.3%
• By 2050: 17,130 · +1.7%
• By 2075: 17,273 · +2.6%
• By 2100: 16,542 · -1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 10% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 11% Italian 6% Scottish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hill

• 2024 margin: R (+18.2) · D 38.7% · R 56.9% · Other 4.4%
• 2008→2024 swing: -30.4pp toward R · 2008: 12.2pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+13.6 2016: R+17.3 2012: D+3.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.86%
• Current HPI: 209.1198
• Rent YoY: —
• Metro: nan
• 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

5 events — show timeline

• 2026-06-05 Pending — HHLMLS
• 2026-04-20 Listed $139,000 HHLMLS
• 1996-11-26 Sold (Public Records) — Public Records
• 1992-10-16 Sold (Public Records) — Public Records
• 1992-05-06 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,507 · -24.6% YoY. Source: county tax records.