1025 St. Andrews Dr Unit 54 T Wk 41 · Columbia Falls, MT 59912

$5,000

3 bd · 3.0 ba · 2,581 sqft · SingleFamily · 1263 Days on market

Built 2005 $167/mo HOA · 10% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Community pool
• Built 2005

Property features AI

Finance

• Other: Located in Meadow Lake subdivision; community golf access
• HOA & community: Homeowners association; Quarterly association fee (approximately $500.31); Association fee includes cable TV and internet; Community amenities include fitness center, indoor pool, pool, playground, sauna, spa/hot tub

Exterior

• Parking: 2-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Phone available
• Home design: Townhouse; New construction
• Construction: Masonite siding; Composition roof; Built as new construction
• Exterior features: Deck; On golf course; Private road frontage on an asphalt private-maintained road; Has view; Spa/Hot Tub

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water softener
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Window treatments; Fireplace; Basement with crawl space and concrete
• Laundry & utility: Washer; Dryer

🏗️ New construction. The $5,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $862,054.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-5k ($-57k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.
• Cap rate -0.4% vs local median 1.4% in Columbia Falls — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 68/100 on livability (#96 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B; Watch: employment D, amenities F, commute F.
• Columbia Falls H S (town): math 25% / reading 40% proficiency, ranked #198 of 339 in MT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; solid renter incomes; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• Flathead County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 1263 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: property tax is 258.6% of price.

Recommended offer $4,400 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 1263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
9. 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.
10. 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.
11. 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: 0.20% ✗
• Cap rate: -0.38%
• Cash-on-cash: -23.82%
• DSCR: -0.06
• GRM: 42.6

CMA / ARV

• ARV (on-the-fly): $862,054
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1033 Saint Andrews Dr Unit 59T Wk 23	0.02mi	3/3.0	2,581 (0%)	22mo	$5,000	$2	80
648 Saint Andrews Dr	0.20mi	4/3.0 (+1)	2,606 (+1%)	12mo	$1,100,000	$422	74
272 Gleneagles Trl	0.44mi	4/3.0 (+1)	2,576 (-0%)	5mo	$1,149,000	$446	70
1036 Saint Andrews Dr	0.08mi	4/3.5 (+1)	2,842 (+10%)	12mo	$829,000	$292	62
736 Seminole Ln	0.28mi	4/2.5 (+1)	2,476 (-4%)	17mo	$827,000	$334	58
112 Turnberry Ter	0.65mi	3/2.5	2,844 (+10%)	17mo	$1,375,000	$483	36
1470 Tamarack Ln	0.64mi	3/2.0	2,255 (-13%)	17mo	$350,000	$155	31

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

Projected returns pro-forma

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

5-year hold

• IRR: -68.7%
• Equity multiple: -0.84×
• Total profit: $-444,729
• Equity at exit: $128,535

10-year hold

• IRR: —
• Equity multiple: -2.23×
• Total profit: $-779,694
• Equity at exit: $74,535

Cash invested: $241,375 (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 59912

• Active inventory: 170
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$4,521
• Tax est. 1.5%: −$1,078 /mo · $12,931/yr
• Insurance: −$359
• HOA: −$167
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-4,791

Break-even live

Break-even rent $7,752

Max offer price $168,729

Occupancy floor —

Sensitivity live

Price	-10% $-4,196	-5% $-4,494	+0% $-4,791	+5% $-5,089	+10% $-5,387
Rent	-10% $-4,925	-5% $-4,858	+0% $-4,791	+5% $-4,725	+10% $-4,658
Rate	-1.0pp $-4,357	-0.5pp $-4,572	base $-4,791	+0.5pp $-5,015	+1.0pp $-5,242

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: $215,514
• Closing costs: $25,862
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $167 · $2,004/yr

Listing history 20 events

1. 2026-06-19
   days on market $5,000 Active 1263 DOM
2. 2026-06-18
   days on market $5,000 Active 1262 DOM
3. 2026-06-17
   days on market $5,000 Active 1261 DOM
4. 2026-06-16
   days on market $5,000 Active 1260 DOM
5. 2026-06-15
   days on market $5,000 Active 1259 DOM
6. 2026-06-14
   days on market $5,000 Active 1257 DOM
7. 2026-06-13
   days on market $5,000 Active 1256 DOM
8. 2026-06-10
   days on market $5,000 Active 1254 DOM
9. 2026-06-09
   days on market $5,000 Active 1253 DOM
10. 2026-06-08
    days on market $5,000 Active 1252 DOM
11. 2026-06-07
    days on market $5,000 Active 1251 DOM
12. 2026-06-05
    days on market $5,000 Active 1248 DOM
13. 2026-06-03
    days on market $5,000 Active 1247 DOM
14. 2026-06-02
    days on market $5,000 Active 1246 DOM
15. 2026-06-01
    days on market $5,000 Active 1245 DOM
16. 2026-05-31
    days on market $5,000 Active 1244 DOM
17. 2026-05-30
    days on market $5,000 Active 1243 DOM
18. 2023-09-03
    status Active
19. 2023-08-09
    historical
20. 2021-11-04
    listed $5,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,249
• − Mortgage interest: −$48,288
• − Property taxes: −$12,931
• − Insurance: −$4,310
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$2,004
• − Depreciation: −$25,078
• Taxable loss: −$75,602
• Est. tax savings @ 24.0%: +$18,145
• After-tax cash flow: $-39,352/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: Columbia Falls H S
• NCES district ID: 3007140
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $44,266
• Composite: 30.43/100
• National rank: #11516
• State rank: #198 of 339 in MT

Livability — Columbia Falls

• Score: 68/100
• State rank: #96
• US rank: #9792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Flathead County · 94,027 people
• City population: 15,752
• Metro: Kalispell, MT
• Population (ZIP): 15,752
• Household income: $76,617
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 242.0

Population outlook (Flathead County) Hauer SSP2

• Today (2025): 108,002 people
• By 2030: 113,362 · +5.0%
• By 2040: 122,245 · +13.2%
• By 2050: 129,517 · +19.9%
• By 2075: 146,737 · +35.9%
• By 2100: 155,045 · +43.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 7% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Flathead

• 2024 margin: Solid R (+33.8) · D 31.8% · R 65.5% · Other 2.7%
• 2008→2024 swing: -12.2pp toward R · 2008: -21.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.9 2016: R+36.5 2012: R+33.4 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -219.09%
• Current HPI: 252.1381
• Rent YoY: —
• Metro: Kalispell, MT
• 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

• 2023-09-03 Relisted — MRMLS
• 2023-08-09 Delisted — MRMLS
• 2021-11-04 Listed $5,000 MRMLS