213 5th Ave NE · Cut Bank, MT 59427

$49,500

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 18 Days on market

Built 1930 0.32 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1930

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: No utilities listed
• Home design: Single-family residence; One-story home
• Exterior features: Lot in an R1 zoned subdivision (Minor Subdivision); Lot approximately 0.321 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 5.0% in Cut Bank — 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 70/100 on livability (#81 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: commute C-, employment D+, crime F.
• Cut Bank H S (town): math 11% / reading 20% proficiency, ranked #268 of 339 in MT (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cut Bank Middle School (math 17% / reading 27%, grade F, #124 of 146 statewide, top 86%, 173 students, 0% FRL); Cut Bank High School (math 15% / reading 24%, grade F, #117 of 132 statewide, top 89%, 227 students, 0% FRL).
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,757 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 2.18% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.33%
• DSCR: 2.93
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $116,736
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 8th Ave SE	0.51mi	3/1.5	1,008 (+10%)	11mo	$128,500	$127	48
302 3rd St SE	0.65mi	2/1.0 (-1)	960 (+5%)	12mo	$122,750	$128	46
109 10th Ave SE	0.55mi	2/1.0 (-1)	856 (-6%)	16mo	$119,000	$139	46

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: 40.2%
• Equity multiple: 2.72×
• Total profit: $23,876
• Equity at exit: $7,381

10-year hold

• IRR: 46.5%
• Equity multiple: 5.47×
• Total profit: $61,923
• Equity at exit: $4,280

Cash invested: $13,860 (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 59427

• Home prices YoY: -35.0%
• Active inventory: 36
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $500

Break-even live

Break-even rent $444

Max offer price $49,500

Occupancy floor 49%

Sensitivity live

Price	-10% $528	-5% $514	+0% $500	+5% $486	+10% $472
Rent	-10% $415	-5% $458	+0% $500	+5% $543	+10% $586
Rate	-1.0pp $525	-0.5pp $513	base $500	+0.5pp $488	+1.0pp $475

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $49,500 Active 18 DOM
2. 2026-06-21
   days on market $49,500 Active 17 DOM
3. 2026-06-21
   days on market $49,500 Active 16 DOM
4. 2026-06-18
   days on market $49,500 Active 14 DOM
5. 2026-06-17
   days on market $49,500 Active 13 DOM
6. 2026-06-16
   days on market $49,500 Active 12 DOM
7. 2026-06-15
   days on market $49,500 Active 11 DOM
8. 2026-06-13
   days on market $49,500 Active 9 DOM
9. 2026-06-12
   days on market $49,500 Active 8 DOM
10. 2026-06-09
    days on market $49,500 Active 5 DOM
11. 2026-06-08
    days on market $49,500 Active 4 DOM
12. 2026-06-07
    days on market $49,500 Active 3 DOM
13. 2026-06-05
    listed $49,500 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 6 d/yr ≥88°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,933
• − Mortgage interest: −$2,773
• − Property taxes: −$849
• − Insurance: −$248
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$1,440
• Taxable income: $5,555
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,673/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: Cut Bank H S
• NCES district ID: 3008190
• Math proficiency: 11% ▼ -19.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $41,470
• Composite: 16.78/100
• National rank: #14223
• State rank: #268 of 339 in MT

Livability — Cut Bank

• Score: 70/100
• State rank: #81
• US rank: #8053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cut Bank, MT
• Population (ZIP): 4,955

Population outlook (Glacier County) Hauer SSP2

• Today (2025): 13,805 people
• By 2030: 13,789 · -0.1%
• By 2040: 13,635 · -1.2%
• By 2050: 13,417 · -2.8%
• By 2075: 13,107 · -5.1%
• By 2100: 12,567 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 23% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Portuguese 10% Serbian 2% Scotch-Irish 2%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · German/W. Germanic 7% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Glacier

• 2024 margin: D (+19.6) · D 57.8% · R 38.2% · Other 4.1%
• 2008→2024 swing: -20.1pp toward R · 2008: 39.7pp · 2024: 19.6pp
• All cycles: 2024: D+19.6 2020: D+30.6 2016: D+29.7 2012: D+32.5 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.39%
• Current HPI: 162.3013
• 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

3 events — show timeline

• 2026-06-04 Listed $49,500 BSCMLS
• 2003-08-05 Sold (Public Records) — Public Records
• 1996-11-29 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2024): $849 · -0.2% YoY. Source: county tax records.