148 S 4th St · Plevna, MT 59344

$199,000

4 bd · 1.0 ba · 1,405 sqft · SingleFamily public records · 23 Days on market

Built 1985 Est $188k · 6% over

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Why this score? — see what drove the D+ 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +4.9/15.0
• DSCR +4.6/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4 bed 1 bath home on 5 lots. This property is located on the outskirts of Plevna, MT. It features a farm style house with multiple out buildings/garages. On the main floor of the home is a completely enclosed front porch, living room, dining room, main bedroom, kitchen, laundry room, and bathroom. This part of the home features many gorgeous wood trim accent features. The kitchen has brand new appliances and beautiful cabinets. The bathroom has a walk in shower and plenty of vanity space. The laundry room has a large farm basin sink. Upstairs has 3 bedrooms with lots of closet space. One bedroom has an outside door access to the roof. Outside is a wrap around covered deck with plenty of room for a hot tub and patio furniture if desired. There is 4 garage buildings that all have basic power ran to them. This home sits on landscaped grounds with plenty of space to expand.

Key facts

• Large back deck
• Circular driveway
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• LARGE BACK DECK
• CIRCULAR DRIVEWAY
• PROPERTY BORDERING A CREEK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $61 ($730/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (21.8% below list).
• Recommended offer: $156k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#128 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D+, crime D, amenities F.
• Plevna K-12 Schools (rural): math 30% / reading 40% proficiency, ranked #175 of 339 in MT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Fallon County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $155,696 (21.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $188,270
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Hauser St	0.48mi	3/2.0 (-1)	1,568 (+12%)	8mo	$210,000	$134	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $112,152
• Equity at exit: $179,275

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $327,017
• Equity at exit: $386,613

Cash invested: $55,720 (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 59344

• Home prices YoY: 9.1%
• Active inventory: 4
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $61

Break-even live

Break-even rent $1,480

Max offer price $199,000

Occupancy floor 91%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $199,000 Active 23 DOM
2. 2026-06-17
   days on market $199,000 Active 22 DOM
3. 2026-06-16
   days on market $199,000 Active 21 DOM
4. 2026-06-15
   days on market $199,000 Active 20 DOM
5. 2026-06-13
   days on market $199,000 Active 18 DOM
6. 2026-06-12
   days on market $199,000 Active 17 DOM
7. 2026-06-09
   days on market $199,000 Active 14 DOM
8. 2026-06-08
   days on market $199,000 Active 13 DOM
9. 2026-06-07
   days on market $199,000 Active 12 DOM
10. 2026-06-05
    days on market $199,000 Active 10 DOM
11. 2026-06-04
    days on market $199,000 Active 8 DOM
12. 2026-06-02
    days on market $199,000 Active 7 DOM
13. 2026-06-01
    days on market $199,000 Active 6 DOM
14. 2026-05-31
    days on market $199,000 Active 5 DOM
15. 2026-05-26
    listed $199,000 Active
16. 2024-04-05
    soldstatus Closed 882-char remark

    Show marketing remark (882 chars)

    4 bed 1 bath home on 5 lots. This property is located on the outskirts of Plevna, MT. It features a farm style house with multiple out buildings/garages. On the main floor of the home is a completely enclosed front porch, living room, dining room, main bedroom, kitchen, laundry room, and bathroom. This part of the home features many gorgeous wood trim accent features. The kitchen has brand new appliances and beautiful cabinets. The bathroom has a walk in shower and plenty of vanity space. The laundry room has a large farm basin sink. Upstairs has 3 bedrooms with lots of closet space. One bedroom has an outside door access to the roof. Outside is a wrap around covered deck with plenty of room for a hot tub and patio furniture if desired. There is 4 garage buildings that all have basic power ran to them. This home sits on landscaped grounds with plenty of space to expand.

17. 2024-03-27
    status Pending 882-char remark

    Show marketing remark (882 chars)

    4 bed 1 bath home on 5 lots. This property is located on the outskirts of Plevna, MT. It features a farm style house with multiple out buildings/garages. On the main floor of the home is a completely enclosed front porch, living room, dining room, main bedroom, kitchen, laundry room, and bathroom. This part of the home features many gorgeous wood trim accent features. The kitchen has brand new appliances and beautiful cabinets. The bathroom has a walk in shower and plenty of vanity space. The laundry room has a large farm basin sink. Upstairs has 3 bedrooms with lots of closet space. One bedroom has an outside door access to the roof. Outside is a wrap around covered deck with plenty of room for a hot tub and patio furniture if desired. There is 4 garage buildings that all have basic power ran to them. This home sits on landscaped grounds with plenty of space to expand.

18. 2024-02-20
    price $189,000 882-char remark

    Show marketing remark (882 chars)

    4 bed 1 bath home on 5 lots. This property is located on the outskirts of Plevna, MT. It features a farm style house with multiple out buildings/garages. On the main floor of the home is a completely enclosed front porch, living room, dining room, main bedroom, kitchen, laundry room, and bathroom. This part of the home features many gorgeous wood trim accent features. The kitchen has brand new appliances and beautiful cabinets. The bathroom has a walk in shower and plenty of vanity space. The laundry room has a large farm basin sink. Upstairs has 3 bedrooms with lots of closet space. One bedroom has an outside door access to the roof. Outside is a wrap around covered deck with plenty of room for a hot tub and patio furniture if desired. There is 4 garage buildings that all have basic power ran to them. This home sits on landscaped grounds with plenty of space to expand.

19. 2023-10-16
    status Active 882-char remark

    Show marketing remark (882 chars)

    4 bed 1 bath home on 5 lots. This property is located on the outskirts of Plevna, MT. It features a farm style house with multiple out buildings/garages. On the main floor of the home is a completely enclosed front porch, living room, dining room, main bedroom, kitchen, laundry room, and bathroom. This part of the home features many gorgeous wood trim accent features. The kitchen has brand new appliances and beautiful cabinets. The bathroom has a walk in shower and plenty of vanity space. The laundry room has a large farm basin sink. Upstairs has 3 bedrooms with lots of closet space. One bedroom has an outside door access to the roof. Outside is a wrap around covered deck with plenty of room for a hot tub and patio furniture if desired. There is 4 garage buildings that all have basic power ran to them. This home sits on landscaped grounds with plenty of space to expand.

20. 2023-10-13
    historical 882-char remark

    Show marketing remark (882 chars)

    4 bed 1 bath home on 5 lots. This property is located on the outskirts of Plevna, MT. It features a farm style house with multiple out buildings/garages. On the main floor of the home is a completely enclosed front porch, living room, dining room, main bedroom, kitchen, laundry room, and bathroom. This part of the home features many gorgeous wood trim accent features. The kitchen has brand new appliances and beautiful cabinets. The bathroom has a walk in shower and plenty of vanity space. The laundry room has a large farm basin sink. Upstairs has 3 bedrooms with lots of closet space. One bedroom has an outside door access to the roof. Outside is a wrap around covered deck with plenty of room for a hot tub and patio furniture if desired. There is 4 garage buildings that all have basic power ran to them. This home sits on landscaped grounds with plenty of space to expand.

21. 2023-10-12
    listed $199,000 Active 882-char remark

    Show marketing remark (882 chars)

    4 bed 1 bath home on 5 lots. This property is located on the outskirts of Plevna, MT. It features a farm style house with multiple out buildings/garages. On the main floor of the home is a completely enclosed front porch, living room, dining room, main bedroom, kitchen, laundry room, and bathroom. This part of the home features many gorgeous wood trim accent features. The kitchen has brand new appliances and beautiful cabinets. The bathroom has a walk in shower and plenty of vanity space. The laundry room has a large farm basin sink. Upstairs has 3 bedrooms with lots of closet space. One bedroom has an outside door access to the roof. Outside is a wrap around covered deck with plenty of room for a hot tub and patio furniture if desired. There is 4 garage buildings that all have basic power ran to them. This home sits on landscaped grounds with plenty of space to expand.

22. 2002-12-06
    soldstatus
23. 1995-09-30
    soldstatus
24. 1995-09-30
    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: $512 · $43/mo
• Projected year-2 tax: $1,672 · $139/mo
• Expected delta: +$1,160/yr (+$97/mo · 226.5%)

ⓘ 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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,684
• − Mortgage interest: −$11,147
• − Property taxes: −$512
• − Insurance: −$995
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$5,789
• Taxable loss: −$2,749
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $1,390/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: Plevna K-12 Schools
• NCES district ID: 3021000
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $50,854
• Composite: 33.04/100
• National rank: #10661
• State rank: #175 of 339 in MT

Livability — Plevna

• Score: 65/100
• State rank: #128
• US rank: #12708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plevna, MT
• Population (ZIP): 471

Population outlook (Fallon County) Hauer SSP2

• Today (2025): 3,692 people
• By 2030: 3,986 · +8.0%
• By 2040: 4,662 · +26.3%
• By 2050: 5,439 · +47.3%
• By 2075: 7,519 · +103.7%
• By 2100: 8,763 · +137.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Portuguese 8% Slovak 4% Scotch-Irish 2%

Political lean MEDSL · Fallon

• 2024 margin: Solid R (+75.6) · D 10.8% · R 86.5% · Other 2.7%
• 2008→2024 swing: -23.5pp toward R · 2008: -52.1pp · 2024: -75.6pp
• All cycles: 2024: R+75.6 2020: R+76.4 2016: R+76.1 2012: R+63.4 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.09%
• Current HPI: 181.1209
• 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

+0.0% since first listed

10 events — show timeline

• 2026-05-26 Listed $199,000 FSBO.com
• 2024-04-05 Sold (MLS) — BMTMLS
• 2024-03-27 Pending — BMTMLS
• 2024-02-20 Price Changed $189,000 BMTMLS
• 2023-10-16 Relisted — BMTMLS
• 2023-10-13 Delisted — BMTMLS
• 2023-10-12 Listed $199,000 BMTMLS
• 2002-12-06 Sold (Public Records) — Public Records
• 1995-09-30 Sold (Public Records) — Public Records
• 1995-09-30 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $512 · -14.2% YoY. Source: county tax records.