1025 St. Andrews Dr Unit 54 T Wk 41

Columbia Falls, MT 59912

$5,000F

3 bd · 3.0 ba · 2,581 sqft · Built 2005 · SingleFamily · Active · 1265 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,687/mo
• Mortgage (P&I): −$4,521
• Tax + insurance: −$1,437
• HOA: −$167
• Vac / Maint / Mgmt: −$354
• Net cashflow: $-4,791/mo
• Annual: $-57,497/yr
• Cap rate: -0.38%
• Cash-on-cash: -23.82%
• DSCR: -0.06
• 1% rule: 0.20%
• Cash to close: $241,375

Investor read

• This is a 3-bed/3.0-bath single-family listed at $5k.
• 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).
• It's been on market 1265 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: property tax is 258.6% of price.
• Market conditions: 168 active listings in the ZIP; solid renter incomes; 281 units permitted in Flathead County in 2024 (80 in 5+ unit buildings).
• Flathead County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• Cap rate -0.4% vs local median 1.3% 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.

Questions for listing agent

• 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?
• It's been on market 1265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?