404 Fairweather St · Wolf Point, MT 59201

$140,000

4 bd · 2.0 ba · 2,233 sqft · SingleFamily public records · 71 Days on market

Built 1954 Est $125k · 12% over

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Why this score? — see what drove the C+ 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 +26.5/30.0
• DSCR +9.1/10.0
• Appreciation +7.9/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.6/10.0

Key facts

• Bright living area
• Excellent potential
• Natural light

Tags

• BRIGHT LIVING AREA
• NATURAL LIGHT
• WARM WOOD FLOORING
• AMPLE CABINET SPACE
• LARGE UNFINISHED BASEMENT
• EXCELLENT POTENTIAL

Property features AI

Exterior

• Parking: Attached or detached garage with 1 parking space
• Home design: Single-family residence
• Exterior features: Lot approximately 7,000 square feet

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#34 in MT, #4,379 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities D-, employment F.
• Wolf Point H S (town): math 11% / reading 20% proficiency, ranked #271 of 339 in MT (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($968 loan paydown + $8k appreciation (5.9% local appreciation)).
• Roosevelt County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $125,048
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Custer St	0.24mi	4/2.0	2,244 (+0%)	3mo	$125,000	$56	85
501 Cascade St	0.58mi	4/2.0	2,004 (-10%)	1mo	$41,000	$20	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.61×
• Total profit: $63,167
• Equity at exit: $87,040

10-year hold

• IRR: 23.2%
• Equity multiple: 5.27×
• Total profit: $167,507
• Equity at exit: $157,013

Cash invested: $39,200 (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 59201

• Home prices YoY: 3.2%
• Active inventory: 26
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $372

Break-even live

Break-even rent $1,162

Max offer price $140,000

Occupancy floor 72%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $140,000 Active 71 DOM
2. 2026-06-17
   days on market $140,000 Active 70 DOM
3. 2026-06-16
   days on market $140,000 Active 69 DOM
4. 2026-06-15
   days on market $140,000 Active 68 DOM
5. 2026-06-13
   days on market $140,000 Active 66 DOM
6. 2026-06-12
   days on market $140,000 Active 65 DOM
7. 2026-06-09
   days on market $140,000 Active 62 DOM
8. 2026-06-08
   days on market $140,000 Active 61 DOM
9. 2026-06-07
   days on market $140,000 Active 60 DOM
10. 2026-06-05
    days on market $140,000 Active 58 DOM
11. 2026-06-04
    days on market $140,000 Active 56 DOM
12. 2026-06-02
    days on market $140,000 Active 55 DOM
13. 2026-06-01
    days on market $140,000 Active 54 DOM
14. 2026-05-31
    days on market $140,000 Active 53 DOM
15. 2026-04-09
    listed $140,000 Active
16. 2004-11-29
    soldstatus
17. 1997-01-21
    soldstatus

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $1,508 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,591
• − Mortgage interest: −$7,842
• − Property taxes: −$1,508
• − Insurance: −$700
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,073
• Taxable income: $2,333
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,898/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: Wolf Point H S
• NCES district ID: 3028620
• Math proficiency: 11% ▲ 11.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $36,527
• Composite: 16.31/100
• National rank: #14269
• State rank: #271 of 339 in MT

Livability — Wolf Point

• Score: 74/100
• State rank: #34
• US rank: #4379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolf Point, MT
• Population (ZIP): 5,345

Population outlook (Roosevelt County) Hauer SSP2

• Today (2025): 13,449 people
• By 2030: 14,496 · +7.8%
• By 2040: 16,710 · +24.2%
• By 2050: 18,950 · +40.9%
• By 2075: 24,541 · +82.5%
• By 2100: 27,573 · +105.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.90)
• Race & ethnicity: Native American 56% White 32% Two or more races 11% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 5% Italian 3% Scottish 2%
• Foreign-born: 2% · Vietnam, Canada, China
• Languages at home: 97% English-only · German/W. Germanic 1%

Political lean MEDSL · Roosevelt

• 2024 margin: Lean R (+9.6) · D 42.9% · R 52.5% · Other 4.6%
• 2008→2024 swing: -35.9pp toward R · 2008: 26.3pp · 2024: -9.6pp
• All cycles: 2024: R+9.6 2020: R+2.1 2016: R+6.3 2012: D+15.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 188.8516
• 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

• 2026-04-09 Listed $140,000 HHLMLS
• 2004-11-29 Sold (Public Records) — Public Records
• 1997-01-21 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,508 · -27.0% YoY. Source: county tax records.