107 Spyglass Hill Loop Unit 1013 Wk 20 · Columbia Falls, MT 59912

$50

2 bd · 2.0 ba · 1,290 sqft · Condo public records · 790 Days on market

Built 2001 $107/mo HOA · 7% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: Enjoy Week 44 (Nov. 1-8 in 2015) at beautiful Meadow Lake Resort, in a 2 bedroom/2 bathroom, on main level; no stairs; sleeps 6. Enjoy the amenities on-site and MT Vacation Club privileges at Rocky-Bar-O Lodge on Flathead Lake and Kintla Lodge at Whitefish Mountain Resort. MT Vacation Club membership included. Check-in Sunday and check-out Sunday.

Key facts

• Parking
• Community pool
• Built 2001

Property features AI

Finance

• Other: Community features include golf
• HOA & community: Homeowners association; Quarterly HOA fee (derived monthly approx. $107.18); HOA amenities: Fitness center, indoor pool, pool, sauna, spa/hot tub, playground, park, picnic area, landscaping, laundry, security, snow removal; HOA fee includes: Cable TV, electricity, gas, insurance, internet, grounds and structure maintenance, sewer, security, trash, water, snow removal

Exterior

• Parking: Carport (1 space)
• Utilities: Natural gas available and connected; Electricity connected; Cable connected; Phone connected; Underground utilities; Public sewer
• Home design: Residential timeshare
• Construction: Wood siding and Masonite exterior; Composition roof
• Exterior features: Rain gutters; Outdoor storage; Deck; Patio; Porch; Has a view; Located on a golf course; Asphalt private road with private maintenance

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating with forced air and hot water
• Interior features: Fireplace; Crawl space and concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $50.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50).
• Recommended offer: $44 (12.0% below list) — sets the bar for market timing.
• Cap rate 26791.5% vs local median 1.4% in Columbia Falls — 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 68/100 on livability (#96 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B; Watch: employment D, amenities F, commute F.
• Columbia Falls H S (town): math 25% / reading 40% proficiency, ranked #198 of 339 in MT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; solid renter incomes; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $2 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 790 days — a 12% lower offer ($44) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $8k (99%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $44 (12.0% below list)

Questions for the listing agent

1. It's been on market 790 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3097.20% ✓
• Cap rate: 26791.46%
• Cash-on-cash: 95661.30%
• DSCR: 4257.39
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5084.05×
• Total profit: $71,163
• Equity at exit: $7

10-year hold

• IRR: —
• Equity multiple: 10990.89×
• Total profit: $153,858
• Equity at exit: $4

Cash invested: $14 (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 59912

• Active inventory: 170

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $1/yr
• Insurance: −$0
• HOA: −$107
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $1,116

Break-even live

Break-even rent $136

Max offer price $50

Occupancy floor 23%

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: $12
• Closing costs: $2
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $107 · $1,284/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-19
   days on market $50 Active 790 DOM
2. 2026-06-18
   days on market $50 Active 789 DOM
3. 2026-06-17
   days on market $50 Active 788 DOM
4. 2026-06-16
   days on market $50 Active 787 DOM
5. 2026-06-15
   days on market $50 Active 786 DOM
6. 2026-06-14
   days on market $50 Active 784 DOM
7. 2026-06-13
   days on market $50 Active 783 DOM
8. 2026-06-10
   days on market $50 Active 781 DOM
9. 2026-06-09
   days on market $50 Active 780 DOM
10. 2026-06-08
    days on market $50 Active 779 DOM
11. 2026-06-07
    days on market $50 Active 778 DOM
12. 2026-06-05
    days on market $50 Active 775 DOM
13. 2026-06-03
    days on market $50 Active 774 DOM
14. 2026-06-02
    days on market $50 Active 773 DOM
15. 2026-06-01
    days on market $50 Active 772 DOM
16. 2026-05-31
    days on market $50 Active 771 DOM
17. 2026-05-30
    days on market $50 Active 770 DOM
18. 2025-09-23
    soldstatus
19. 2025-07-02
    soldstatus
20. 2025-04-16
    price $50
21. 2024-07-03
    soldstatus
22. 2024-04-20
    listed $8,000 Active
23. 2022-04-08
    soldstatus
24. 2019-04-01
    soldstatus
25. 2018-10-09
    soldstatus
26. 2018-06-28
    soldstatus
27. 2018-05-16
    soldstatus
28. 2015-07-15
    soldstatus 359-char remark

    Show marketing remark (359 chars)

    Remarks: Enjoy Week 44 (Nov. 1-8 in 2015) at beautiful Meadow Lake Resort, in a 2 bedroom/2 bathroom, on main level; no stairs; sleeps 6. Enjoy the amenities on-site and MT Vacation Club privileges at Rocky-Bar-O Lodge on Flathead Lake and Kintla Lodge at Whitefish Mountain Resort. MT Vacation Club membership included. Check-in Sunday and check-out Sunday.

29. 2014-09-29
    listed $2,500 359-char remark

    Show marketing remark (359 chars)

    Remarks: Enjoy Week 44 (Nov. 1-8 in 2015) at beautiful Meadow Lake Resort, in a 2 bedroom/2 bathroom, on main level; no stairs; sleeps 6. Enjoy the amenities on-site and MT Vacation Club privileges at Rocky-Bar-O Lodge on Flathead Lake and Kintla Lodge at Whitefish Mountain Resort. MT Vacation Club membership included. Check-in Sunday and check-out Sunday.

30. 2014-05-27
    soldstatus 404-char remark

    Show marketing remark (404 chars)

    Remarks: Fixed Week 9 at beautiful Meadow Lake Resort. Great opportunity to become an RCI member on the point system with 64,500 points annually. 129,000 points to transfer with full price offer. Nicely furnished and professionally managed 2 bedroom, 2 bath A & B unit. Owner of this unit can enjoy the facilities at Big Mountain, Flathead Lake and Meadow Lake. Interior photos are of a similar unit.

31. 2013-12-02
    listed $2,500 404-char remark

    Show marketing remark (404 chars)

    Remarks: Fixed Week 9 at beautiful Meadow Lake Resort. Great opportunity to become an RCI member on the point system with 64,500 points annually. 129,000 points to transfer with full price offer. Nicely furnished and professionally managed 2 bedroom, 2 bath A & B unit. Owner of this unit can enjoy the facilities at Big Mountain, Flathead Lake and Meadow Lake. Interior photos are of a similar unit.

32. 2013-10-28
    soldstatus
33. 2013-08-16
    soldstatus
34. 2013-04-19
    listed $7,400
35. 2013-03-08
    soldstatus
36. 2007-10-23
    soldstatus
37. 2003-06-11
    soldstatus
38. 2003-05-02
    soldstatus

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,583
• − Mortgage interest: −$3
• − Property taxes: −$1
• − Insurance: −$0
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − HOA: −$1,284
• − Depreciation: −$1
• Taxable income: $14,321
• Est. tax owed @ 24.0%: −$3,437
• After-tax cash flow: $9,956/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: Columbia Falls H S
• NCES district ID: 3007140
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $44,266
• Composite: 30.43/100
• National rank: #11516
• State rank: #198 of 339 in MT

Livability — Columbia Falls

• Score: 68/100
• State rank: #96
• US rank: #9792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flathead County · 94,027 people
• City population: 15,752
• Metro: Kalispell, MT
• Population (ZIP): 15,752
• Household income: $76,617
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 242.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 7% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Russian/Polish/Slavic 1%

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: ▼ -219.09%
• Current HPI: 252.1381
• Rent YoY: —
• 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

+8.1% since first listed

21 events — show timeline

• 2025-09-23 Sold (Public Records) — Public Records
• 2025-07-02 Sold (Public Records) — Public Records
• 2025-04-16 Price Changed $50 MRMLS
• 2024-07-03 Sold (Public Records) — Public Records
• 2024-04-20 Listed $8,000 MRMLS
• 2022-04-08 Sold (Public Records) — Public Records
• 2019-04-01 Sold (Public Records) — Public Records
• 2018-10-09 Sold (Public Records) — Public Records
• 2018-06-28 Sold (Public Records) — Public Records
• 2018-05-16 Sold (Public Records) — Public Records
• 2015-07-15 Sold (MLS) — MRMLS
• 2014-09-29 Listed $2,500 MRMLS
• 2014-05-27 Sold (MLS) — MRMLS
• 2013-12-02 Listed $2,500 MRMLS
• 2013-10-28 Sold (MLS) — MRMLS
• 2013-08-16 Sold (Public Records) — Public Records
• 2013-04-19 Listed $7,400 MRMLS
• 2013-03-08 Sold (Public Records) — Public Records
• 2007-10-23 Sold (Public Records) — Public Records
• 2003-06-11 Sold (Public Records) — Public Records
• 2003-05-02 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,171 · -12.0% YoY. Source: county tax records.