504 3rd Ave E · Scobey, MT 59263

$25,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 40 Days on market

Built 1976

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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
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• New furnace
• New doors
• Remodeled inside

Tags

• REMODELED INSIDE
• NEW SUBFLOORS
• NEW WINDOWS
• NEW DOORS
• NEW FURNACE
• NEW WATERHEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#20 in MT, #2,494 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Scobey K-12 Schools (rural): math 45% / reading 50% proficiency, ranked #93 of 339 in MT (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (6.9% local appreciation)).
• Daniels County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 4.11% ✓
• Cap rate: 35.50%
• Cash-on-cash: 104.32%
• DSCR: 5.64
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.77×
• Total profit: $47,392
• Equity at exit: $17,187

10-year hold

• IRR: —
• Equity multiple: 16.55×
• Total profit: $108,837
• Equity at exit: $32,525

Cash invested: $7,000 (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 59263

• Home prices YoY: 4.7%
• Active inventory: 7
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $609

Break-even live

Break-even rent $258

Max offer price $25,000

Occupancy floor 36%

Sensitivity live

Price	-10% $623	-5% $616	+0% $609	+5% $601	+10% $594
Rent	-10% $527	-5% $568	+0% $609	+5% $649	+10% $690
Rate	-1.0pp $621	-0.5pp $615	base $609	+0.5pp $602	+1.0pp $595

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $25,000 Active 40 DOM
2. 2026-06-21
   days on market $25,000 Active 39 DOM
3. 2026-06-18
   days on market $25,000 Active 37 DOM
4. 2026-06-17
   days on market $25,000 Active 36 DOM
5. 2026-06-16
   days on market $25,000 Active 35 DOM
6. 2026-06-15
   days on market $25,000 Active 34 DOM
7. 2026-06-13
   days on market $25,000 Active 32 DOM
8. 2026-06-12
   days on market $25,000 Active 31 DOM
9. 2026-06-09
   days on market $25,000 Active 28 DOM
10. 2026-06-08
    days on market $25,000 Active 27 DOM
11. 2026-06-07
    days on market $25,000 Active 26 DOM
12. 2026-06-05
    days on market $25,000 Active 24 DOM
13. 2026-06-04
    days on market $25,000 Active 22 DOM
14. 2026-06-02
    days on market $25,000 Active 21 DOM
15. 2026-06-01
    days on market $25,000 Active 20 DOM
16. 2026-05-31
    days on market $25,000 Active 19 DOM
17. 2026-05-12
    listed $25,000 Active 175-char remark
18. 2008-08-18
    soldstatus
19. 1997-06-20
    soldstatus
20. 1990-08-13
    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: $746 · $62/mo
• Projected year-2 tax: $746 · $62/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 5/10 Major
• 🌡 Heat 1/10 Low 6 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,337
• − Mortgage interest: −$1,400
• − Property taxes: −$746
• − Insurance: −$125
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$727
• Taxable income: $7,365
• Est. tax owed @ 24.0%: −$1,767
• After-tax cash flow: $5,535/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: Scobey K-12 Schools
• NCES district ID: 3023670
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,738
• Composite: 42.41/100
• National rank: #6908
• State rank: #93 of 339 in MT

Livability — Scobey

• Score: 78/100
• State rank: #20
• US rank: #2494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scobey, MT
• Population (ZIP): 1,190

Population outlook (Daniels County) Hauer SSP2

• Today (2025): 1,788 people
• By 2030: 1,804 · +0.9%
• By 2040: 1,863 · +4.2%
• By 2050: 1,951 · +9.1%
• By 2075: 2,361 · +32.0%
• By 2100: 2,546 · +42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Native American 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 29% Italian 6% Lithuanian 5%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Daniels

• 2024 margin: Solid R (+65.6) · D 16.2% · R 81.8% · Other 2.0%
• 2008→2024 swing: -32.9pp toward R · 2008: -32.7pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+59.6 2016: R+59.0 2012: R+49.9 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.92%
• Current HPI: 154.3614
• 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

4 events — show timeline

• 2026-05-12 Listed $25,000 FSBO.com
• 2008-08-18 Sold (Public Records) — Public Records
• 1997-06-20 Sold (Public Records) — Public Records
• 1990-08-13 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $746 · +0.8% YoY. Source: county tax records.