200 Cleveland Rd · Chinook, MT 59523

$85,000

2 bd · 1.0 ba · 1,449 sqft · SingleFamily public records · 463 Days on market

Built 1909 0.66 ac lot

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

Key facts

• 0.66 acre lot
• 2 garage spots
• Built 1909

Property features AI

Exterior

• Parking: Detached garage with 2 covered spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Exterior features: No fencing; Lot about 0.66 acre

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Natural gas heating with forced air; Other heating; No central cooling
• Interior features: No 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 $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#44 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, employment D+.
• Chinook H S (rural): math 0% / reading 21% proficiency, ranked #278 of 339 in MT (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $588 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Blaine County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 463 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts 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: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 463 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 1909 — 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. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.30×
• Total profit: $7,233
• Equity at exit: $17,130

10-year hold

• IRR: 14.7%
• Equity multiple: 2.34×
• Total profit: $31,843
• Equity at exit: $15,236

Cash invested: $23,800 (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 59523

• Home prices YoY: -0.9%
• Active inventory: 22
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $263

Break-even live

Break-even rent $800

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $85,000 Active 463 DOM
2. 2026-06-17
   days on market $85,000 Active 462 DOM
3. 2026-06-16
   days on market $85,000 Active 461 DOM
4. 2026-06-15
   days on market $85,000 Active 460 DOM
5. 2026-06-14
   days on market $85,000 Active 458 DOM
6. 2026-06-13
   days on market $85,000 Active 457 DOM
7. 2026-06-10
   days on market $85,000 Active 455 DOM
8. 2026-06-09
   days on market $85,000 Active 454 DOM
9. 2026-06-08
   days on market $85,000 Active 453 DOM
10. 2026-06-07
    days on market $85,000 Active 452 DOM
11. 2026-06-05
    days on market $85,000 Active 449 DOM
12. 2026-06-03
    days on market $85,000 Active 448 DOM
13. 2026-06-02
    days on market $85,000 Active 447 DOM
14. 2026-06-01
    days on market $85,000 Active 446 DOM
15. 2026-05-31
    days on market $85,000 Active 445 DOM
16. 2026-05-31
    days on market $85,000 Active 444 DOM
17. 2026-04-07
    status Active

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

18. 2026-04-07
    status Active 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

19. 2026-04-07
    status Active 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

20. 2026-04-07
    status Active

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

21. 2026-03-23
    status Pending 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

22. 2026-03-23
    status Pending

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

23. 2026-03-23
    status Pending 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

24. 2026-01-31
    status Active
25. 2026-01-30
    status Active

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

26. 2026-01-30
    status Active 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

27. 2026-01-30
    status Active 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

28. 2026-01-22
    status Pending

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

29. 2026-01-22
    status Pending 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

30. 2026-01-22
    status Pending 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

31. 2025-02-17
    listed $85,000 Active 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

32. 2025-02-17
    listed $85,000 Active 397-char remark

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

33. 2025-02-17
    listed $85,000 Active

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

34. 2025-02-17
    listed $85,000 Active

    Show marketing remark (397 chars)

    This property features a 2-bedroom, 1-bathroom residence that is presently being used as a rental. You can buy it as an investment and continue renting it out, or transform it into your own living space. The potential is endless. Affordable and accessible, your dreams can thrive right here along the Hi-Line, where opportunities for hunting, fishing, and outdoor recreation are readily available!

35. 2006-05-18
    soldstatus
36. 1998-09-25
    soldstatus
37. 1997-12-31
    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: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/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 FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,595
• − Mortgage interest: −$4,761
• − Property taxes: −$1,805
• − Insurance: −$425
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,473
• Taxable income: $1,955
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,691/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: Chinook H S
• NCES district ID: 3006270
• Math proficiency: 0% ▼ -40.00%
• Reading proficiency: 21% ▼ -19.00%
• Median HH income: $41,979
• Composite: 12.86/100
• National rank: #14540
• State rank: #278 of 339 in MT

Livability — Chinook

• Score: 73/100
• State rank: #44
• US rank: #5341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chinook, MT
• Population (ZIP): 2,281

Population outlook (Blaine County) Hauer SSP2

• Today (2025): 6,837 people
• By 2030: 6,969 · +1.9%
• By 2040: 7,228 · +5.7%
• By 2050: 7,540 · +10.3%
• By 2075: 8,571 · +25.4%
• By 2100: 9,058 · +32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Native American 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 14% Slovak 3% Scottish 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Blaine

• 2024 margin: Lean R (+5.9) · D 44.6% · R 50.5% · Other 4.8%
• 2008→2024 swing: -25.2pp toward R · 2008: 19.3pp · 2024: -5.9pp
• All cycles: 2024: R+5.9 2020: D+3.9 2016: R+2.8 2012: D+15.2 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.84%
• Current HPI: 213.5954
• 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

21 events — show timeline

• 2026-04-07 Relisted — BMTMLS
• 2026-04-07 Relisted — MRMLS
• 2026-04-07 Relisted — BSCMLS
• 2026-04-07 Relisted — HHLMLS
• 2026-03-23 Pending — BSCMLS
• 2026-03-23 Pending — BMTMLS
• 2026-03-23 Pending — MRMLS
• 2026-01-31 Relisted — HHLMLS
• 2026-01-30 Relisted — BMTMLS
• 2026-01-30 Relisted — BSCMLS
• 2026-01-30 Relisted — MRMLS
• 2026-01-22 Pending — BMTMLS
• 2026-01-22 Pending — BSCMLS
• 2026-01-22 Pending — MRMLS
• 2025-02-17 Listed $85,000 BSCMLS
• 2025-02-17 Listed $85,000 MRMLS
• 2025-02-17 Listed $85,000 BMTMLS
• 2025-02-17 Listed $85,000 HHLMLS
• 2006-05-18 Sold (Public Records) — Public Records
• 1998-09-25 Sold (Public Records) — Public Records
• 1997-12-31 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,805 · -21.6% YoY. Source: county tax records.