415 3rd St S · Sunburst, MT 59482

$85,000

2 bd · 1.5 ba · 1,238 sqft · SingleFamily public records · 17 Days on market

Built 1941 10,498 sqft lot Est $57k · 49% over

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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
• 1% rule +9.8/10.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Key facts

• 0.24 acre lot
• Garage
• Built 1941

Property features AI

Finance

• Other: Directions: Enter Sunburst, turn south on 3rd St, right on 4th Ave; house is across from the school
• Financial info: Annual tax amount: $1,048.81

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; Residential property
• Exterior features: Lot approximately 0.241 acres (about 10,498 sq ft)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Dishwasher; Range; Refrigerator; Partial concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#91 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, crime F, amenities F.
• Sunburst K-12 Schools (rural): math 55% / reading 55% proficiency, ranked #45 of 339 in MT (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Toole County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $56,948
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N 2nd St	0.33mi	3/1.5 (+1)	1,344 (+9%)	12mo	$62,000	$46	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: 27.8%
• Equity multiple: 2.58×
• Total profit: $37,486
• Equity at exit: $38,220

10-year hold

• IRR: 28.4%
• Equity multiple: 5.00×
• Total profit: $95,296
• Equity at exit: $58,901

Cash invested: $23,800 (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 59482

• Active inventory: 5
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $428

Break-even live

Break-even rent $720

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $85,000 Active 17 DOM
2. 2026-06-17
   days on market $85,000 Active 16 DOM
3. 2026-06-16
   days on market $85,000 Active 15 DOM
4. 2026-06-15
   days on market $85,000 Active 14 DOM
5. 2026-06-13
   days on market $85,000 Active 12 DOM
6. 2026-06-12
   days on market $85,000 Active 11 DOM
7. 2026-06-09
   days on market $85,000 Active 8 DOM
8. 2026-06-08
   days on market $85,000 Active 7 DOM
9. 2026-06-07
   days on market $85,000 Active 6 DOM
10. 2026-06-05
    days on market $85,000 Active 4 DOM
11. 2026-06-04
    days on market $85,000 Active 2 DOM
12. 2026-06-02
    listed $85,000 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: $1,049 · $87/mo
• Projected year-2 tax: $1,049 · $87/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,133
• − Mortgage interest: −$4,761
• − Property taxes: −$1,049
• − Insurance: −$425
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,473
• Taxable income: $4,004
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $4,171/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: Sunburst K-12 Schools
• NCES district ID: 3025320
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $47,494
• Composite: 48.51/100
• National rank: #4621
• State rank: #45 of 339 in MT

Livability — Sunburst

• Score: 68/100
• State rank: #91
• US rank: #9491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunburst, MT
• Population (ZIP): 1,002

Population outlook (Toole County) Hauer SSP2

• Today (2025): 4,767 people
• By 2030: 4,581 · -3.9%
• By 2040: 4,249 · -10.9%
• By 2050: 4,027 · -15.5%
• By 2075: 3,847 · -19.3%
• By 2100: 3,917 · -17.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Native American 3% Two or more races 1%
• Common ancestry: Romanian 6% Portuguese 5% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · German/W. Germanic 7% Spanish 1%

Political lean MEDSL · Toole

• 2024 margin: Solid R (+56.5) · D 20.3% · R 76.8% · Other 2.9%
• 2008→2024 swing: -29.2pp toward R · 2008: -27.3pp · 2024: -56.5pp
• All cycles: 2024: R+56.5 2020: R+53.2 2016: R+54.3 2012: R+40.8 2008: R+27.3

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

8 events — show timeline

• 2026-06-01 Listed $85,000 MRMLS
• 2025-10-06 Price Changed $125,000 MRMLS
• 2025-05-02 Price Changed $142,000 MRMLS
• 2024-10-16 Listed $150,000 MRMLS
• 2018-12-06 Sold (Public Records) — Public Records
• 2017-10-06 Listed $85,000 MRMLS
• 2001-08-13 Sold (Public Records) — Public Records
• 2000-03-31 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,049 · -26.3% YoY. Source: county tax records.