307 N Sargent Ave · Glendive, MT 59330

$84,900

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 178 Days on market

Built 1922 6,882 sqft lot ↓ 6% since listing

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Key facts

• Newer shed
• Fenced in backyard
• 6,882 sq ft lot

Tags

• FENCED IN BACKYARD
• NEWER SHED
• RECENTLY SERVICED STOVE
• WATER HEATER REPLACED

Property features AI

Finance

• Other: Lot size approximately 0.158 acre; Zoned Residential 7000

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Residential construction; Crawl space foundation
• Exterior features: Fenced yard; Asphalt roof

Interior

• Kitchen: Includes oven, range and refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Oven, Range, Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#46 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: employment C-, schools D+, crime F.
• Glendive Elementary (town): math 19% / reading 35% proficiency, ranked #87 of 116 in MT (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dawson County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1922 — 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 D-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. 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?
7. 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.
8. 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.
9. 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: 9.51%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 7.2

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $712
• Equity at exit: $12,659

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $19,237
• Equity at exit: $7,341

Cash invested: $23,772 (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 59330

• Active inventory: 10
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $227

Break-even live

Break-even rent $701

Max offer price $84,900

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $84,900 Active 178 DOM
2. 2026-06-17
   days on market $84,900 Active 177 DOM
3. 2026-06-16
   days on market $84,900 Active 176 DOM
4. 2026-06-15
   days on market $84,900 Active 175 DOM
5. 2026-06-13
   days on market $84,900 Active 173 DOM
6. 2026-06-12
   days on market $84,900 Active 172 DOM
7. 2026-06-09
   days on market $84,900 Active 169 DOM
8. 2026-06-08
   days on market $84,900 Active 168 DOM
9. 2026-06-07
   days on market $84,900 Active 167 DOM
10. 2026-06-05
    days on market $84,900 Active 165 DOM
11. 2026-06-04
    days on market $84,900 Active 163 DOM
12. 2026-06-02
    days on market $84,900 Active 162 DOM
13. 2026-06-01
    days on market $84,900 Active 161 DOM
14. 2026-05-31
    days on market $84,900 Active 160 DOM
15. 2026-05-31
    status $84,900 Active 159 DOM
16. 2026-05-23
    historical Active Under Contract
17. 2026-04-23
    price $84,900
18. 2025-12-21
    listed $89,900 Active
19. 2014-06-25
    soldstatus
20. 2011-05-25
    soldstatus
21. 2010-04-06
    soldstatus
22. 1993-02-09
    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: $883 · $74/mo
• Projected year-2 tax: $883 · $74/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 3/10 Moderate 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,869
• − Mortgage interest: −$4,756
• − Property taxes: −$883
• − Insurance: −$424
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,470
• Taxable income: $1,438
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,382/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: Glendive Elementary
• NCES district ID: 3012510
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $50,726
• Composite: 23.73/100
• National rank: #7825
• State rank: #87 of 116 in MT

Livability — Glendive

• Score: 73/100
• State rank: #46
• US rank: #5486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendive, MT
• Population (ZIP): 8,281

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 11,008 people
• By 2030: 11,795 · +7.1%
• By 2040: 13,471 · +22.4%
• By 2050: 15,363 · +39.6%
• By 2075: 20,473 · +86.0%
• By 2100: 23,528 · +113.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Portuguese 10% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+58.9) · D 19.3% · R 78.2% · Other 2.5%
• 2008→2024 swing: -35.3pp toward R · 2008: -23.6pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.8 2016: R+58.5 2012: R+40.9 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.12%
• Current HPI: 144.3453
• 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

-5.6% since first listed

7 events — show timeline

• 2026-05-23 Contingent — BMTMLS
• 2026-04-23 Price Changed $84,900 BMTMLS
• 2025-12-21 Listed $89,900 BMTMLS
• 2014-06-25 Sold (Public Records) — Public Records
• 2011-05-25 Sold (Public Records) — Public Records
• 2010-04-06 Sold (Public Records) — Public Records
• 1993-02-09 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $883 · -16.1% YoY. Source: county tax records.