405 W 4th St · Fairview, MT 59221

$52,000

5 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 19 Days on market

Built 1916 8,400 sqft 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
• Appreciation +7.4/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Larger lot
• Detached garage
• 8,400 sq ft lot

Tags

• LARGER LOT
• DETACHED GARAGE

Property features AI

Finance

• Other: Listing broker: REALHome Services & Solutions; Listing agent contact: 979-255-0702
• Financial info: Annual tax amount: $1,346

Exterior

• Parking: Detached garage; 2 covered spaces (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Exterior features: No fencing; Lot approximately 0.19 acres; Zoned Residential 6000; Subdivision: Newlon Second Add

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $51k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#58 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Fairview H S (rural): math 60% / reading 40% proficiency, ranked #69 of 339 in MT (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairview School (math 37% / reading 37%, grade F, #182 of 293 statewide, top 66%, 146 students, 0% FRL); Fairview 7-8 (math 15% / reading 44%, grade F, #102 of 146 statewide, top 72%, 36 students, 0% FRL); Fairview High School (math 30% / reading 30%, grade F, #61 of 132 statewide, top 49%, 116 students, 0% FRL).
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Fairview H S average; the district grade overstates school quality for this exact location.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($360 loan paydown + $2k appreciation (4.7% local appreciation)).
• Richland County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,220 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
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: 3.30% ✓
• Cap rate: 28.20%
• Cash-on-cash: 78.25%
• DSCR: 4.48
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 84.1%
• Equity multiple: 5.92×
• Total profit: $71,667
• Equity at exit: $28,574

10-year hold

• IRR: 82.4%
• Equity multiple: 12.33×
• Total profit: $164,898
• Equity at exit: $48,591

Cash invested: $14,560 (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 59221

• Home prices YoY: 3.3%
• Active inventory: 7
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $949

Break-even live

Break-even rent $515

Max offer price $52,000

Occupancy floor 40%

Sensitivity live

Price	-10% $979	-5% $964	+0% $949	+5% $935	+10% $920
Rent	-10% $814	-5% $882	+0% $949	+5% $1,017	+10% $1,085
Rate	-1.0pp $976	-0.5pp $963	base $949	+0.5pp $936	+1.0pp $922

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $52,000 Active 19 DOM
2. 2026-06-18
   days on market $52,000 Active 16 DOM
3. 2026-06-17
   days on market $52,000 Active 15 DOM
4. 2026-06-16
   days on market $52,000 Active 14 DOM
5. 2026-06-15
   days on market $52,000 Active 13 DOM
6. 2026-06-14
   days on market $52,000 Active 11 DOM
7. 2026-06-13
   days on market $52,000 Active 10 DOM
8. 2026-06-10
   days on market $52,000 Active 8 DOM
9. 2026-06-09
   days on market $52,000 Active 7 DOM
10. 2026-06-08
    days on market $52,000 Active 6 DOM
11. 2026-06-07
    days on market $52,000 Active 5 DOM
12. 2026-06-05
    days on market $52,000 Active 2 DOM
13. 2026-06-03
    listed $52,000 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: $1,347 · $112/mo
• Projected year-2 tax: $1,347 · $112/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,597
• − Mortgage interest: −$2,913
• − Property taxes: −$1,347
• − Insurance: −$260
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$1,513
• Taxable income: $11,269
• Est. tax owed @ 24.0%: −$2,705
• After-tax cash flow: $8,688/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: Fairview H S
• NCES district ID: 3010290
• Math proficiency: 60% ▲ 39.00%
• Reading proficiency: 40% ▲ 19.00%
• Median HH income: $52,057
• Composite: 45.04/100
• National rank: #5850
• State rank: #69 of 339 in MT

Livability — Fairview

• Score: 72/100
• State rank: #58
• US rank: #6108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, MT
• Population (ZIP): 1,878

Population outlook (Richland County) Hauer SSP2

• Today (2025): 16,895 people
• By 2030: 19,713 · +16.7%
• By 2040: 25,884 · +53.2%
• By 2050: 32,631 · +93.1%
• By 2075: 50,915 · +201.4%
• By 2100: 65,767 · +289.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 20% Lithuanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+68.0) · D 14.7% · R 82.6% · Other 2.7%
• 2008→2024 swing: -24.1pp toward R · 2008: -43.9pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+67.7 2016: R+66.8 2012: R+54.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.72%
• Current HPI: 148.8082
• 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

• 2026-06-02 Listed $52,000 BMTMLS
• 1995-10-20 Sold (Public Records) — Public Records
• 1995-02-06 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,347 · +1.2% YoY. Source: county tax records.