38 6th St · Havre, MT 59501

$91,800

7 bd · 3.0 ba · 2,067 sqft · SingleFamily public records · 142 Days on market

Built 1952 4,356 sqft lot ↓ 49% since listing

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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
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 4,356 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Residential property in KEN-WRIGHT HILLS FIRST ADD subdivision
• Financial info: No additional financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage with garage door opener (1 garage space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One and one-half stories
• Construction: Frame and Masonite exterior
• Exterior features: Lot approximately 45 x 94; Lot about 0.1 acre

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: One and one-half level layout
• Flooring: No flooring details provided
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Full basement; Total of 9 rooms
• Laundry & utility: No specific laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#62 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Havre H S (town): math 35% / reading 50% proficiency, ranked #125 of 339 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 1 units permitted in Hill County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $635 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,784 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
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: 1.76% ✓
• Cap rate: 14.41%
• Cash-on-cash: 28.99%
• DSCR: 2.29
• GRM: 4.7

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: 23.4%
• Equity multiple: 1.96×
• Total profit: $24,710
• Equity at exit: $13,688

10-year hold

• IRR: 31.3%
• Equity multiple: 3.82×
• Total profit: $72,592
• Equity at exit: $7,937

Cash invested: $25,704 (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 59501

• Active inventory: 115
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$481
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $621

Break-even live

Break-even rent $829

Max offer price $91,800

Occupancy floor 57%

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: $22,950
• Closing costs: $2,754
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $91,800 Active 142 DOM
2. 2026-06-17
   days on market $91,800 Active 141 DOM
3. 2026-06-16
   days on market $91,800 Active 140 DOM
4. 2026-06-15
   days on market $91,800 Active 139 DOM
5. 2026-06-14
   days on market $91,800 Active 137 DOM
6. 2026-06-13
   days on market $91,800 Active 136 DOM
7. 2026-06-10
   days on market $91,800 Active 134 DOM
8. 2026-06-09
   days on market $91,800 Active 133 DOM
9. 2026-06-08
   days on market $91,800 Active 132 DOM
10. 2026-06-07
    pricedays on market $91,800 Active 131 DOM
11. 2026-06-05
    days on market $114,750 Active 128 DOM
12. 2026-06-03
    days on market $114,750 Active 127 DOM
13. 2026-06-02
    days on market $114,750 Active 126 DOM
14. 2026-06-01
    days on market $114,750 Active 125 DOM
15. 2026-05-31
    days on market $114,750 Active 124 DOM
16. 2026-05-31
    days on market $114,750 Active 123 DOM
17. 2026-05-08
    price $114,750
18. 2026-04-24
    price $135,000
19. 2026-04-06
    price $146,500
20. 2026-03-23
    price $157,000
21. 2026-03-12
    price $180,000
22. 2026-01-27
    listed $225,000 Active
23. 2004-03-29
    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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $135/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,379
• − Mortgage interest: −$5,142
• − Property taxes: −$1,622
• − Insurance: −$459
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$2,671
• Taxable income: $6,385
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,919/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: Havre H S
• NCES district ID: 3013590
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $44,545
• Composite: 38.34/100
• National rank: #8537
• State rank: #125 of 339 in MT

Livability — Havre

• Score: 71/100
• State rank: #62
• US rank: #6620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havre, MT
• County: Hill County · 12,243 people
• City population: 12,243
• Metro: nan
• Population (ZIP): 12,243
• Household income: $51,872
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 309.0

Population outlook (Hill County) Hauer SSP2

• Today (2025): 16,841 people
• By 2030: 16,954 · +0.7%
• By 2040: 17,063 · +1.3%
• By 2050: 17,130 · +1.7%
• By 2075: 17,273 · +2.6%
• By 2100: 16,542 · -1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 10% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 11% Italian 6% Scottish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hill

• 2024 margin: R (+18.2) · D 38.7% · R 56.9% · Other 4.4%
• 2008→2024 swing: -30.4pp toward R · 2008: 12.2pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+13.6 2016: R+17.3 2012: D+3.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.86%
• Current HPI: 209.1198
• Rent YoY: —
• Metro: nan
• 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

-49.0% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $114,750 HHLMLS
• 2026-04-24 Price Changed $135,000 HHLMLS
• 2026-04-06 Price Changed $146,500 HHLMLS
• 2026-03-23 Price Changed $157,000 HHLMLS
• 2026-03-12 Price Changed $180,000 HHLMLS
• 2026-01-27 Listed $225,000 HHLMLS
• 2004-03-29 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,622 · -15.5% YoY. Source: county tax records.