30 5th Ave SE · Cut Bank, MT 59427

$135,000

3 bd · 1.5 ba · 1,282 sqft · SingleFamily public records · 5 Days on market

Built 1980 Est $147k · 8% under

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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 +16.0/30.0
• ARV discount +11.3/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: Perfect starter family home. Nice floor plan. Comfortable living room with open feel from kitchen to dining room. Huge enclosed yard. Close to everything in town. Nice real wood floors and healthy mix of carpet to keep you warm. Middle School: 48.632070 High School: -112.333984 Service Level: Full Service

Key facts

• Floor plan
• Living room
• Real wood floors

Tags

• FLOOR PLAN
• LIVING ROOM
• ENCLOSED YARD
• REAL WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $66 ($789/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 $121k (10.0% below list).
• Recommended offer: $121k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.0% in Cut Bank — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#81 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: commute C-, employment D+, crime F.
• Cut Bank H S (town): math 11% / reading 20% proficiency, ranked #268 of 339 in MT (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cut Bank Middle School (math 17% / reading 27%, grade F, #124 of 146 statewide, top 86%, 173 students, 0% FRL); Cut Bank High School (math 15% / reading 24%, grade F, #117 of 132 statewide, top 89%, 227 students, 0% FRL).
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,489 (10.0% 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 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?
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: 0.90% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $147,430
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 5th Ave SE	0.23mi	2/2.0 (-1)	1,286 (+0%)	6mo	$150,000	$117	76
130 7th Ave SE	0.17mi	4/1.0 (+1)	1,246 (-3%)	7mo	$150,000	$120	74
234 4th Ave SE	0.23mi	3/1.0	1,354 (+6%)	7mo	$155,000	$114	72
125 5th Ave SE	0.10mi	3/2.0	1,238 (-3%)	20mo	$170,000	$137	70
—	0.20mi	2/1.5 (-1)	1,148 (-10%)	8mo	$125,000	$109	62
313 1st Ave SW	0.47mi	3/1.0	1,436 (+12%)	0mo	$165,000	$115	56
214 5th Ave SW	0.70mi	3/1.0	1,232 (-4%)	14mo	$42,800	$35	47

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-17,695
• Equity at exit: $20,129

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-10,041
• Equity at exit: $11,672

Cash invested: $37,800 (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 59427

• Home prices YoY: -35.0%
• Active inventory: 36
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $66

Break-even live

Break-even rent $1,132

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $142	-5% $104	+0% $66	+5% $28	+10% $-11
Rent	-10% $-30	-5% $18	+0% $66	+5% $114	+10% $162
Rate	-1.0pp $134	-0.5pp $100	base $66	+0.5pp $31	+1.0pp $-5

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-22
   days on market $135,000 Active 5 DOM
2. 2026-06-21
   days on market $135,000 Active 4 DOM
3. 2026-06-21
   days on market $135,000 Active 3 DOM
4. 2026-06-18
   listed $135,000 Active 1 DOM

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $1,558 · $130/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 6/10 Major
• 🌡 Heat 1/10 Low 5 d/yr ≥88°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,579
• − Mortgage interest: −$7,562
• − Property taxes: −$1,558
• − Insurance: −$675
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,927
• Taxable loss: −$1,476
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,143/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: Cut Bank H S
• NCES district ID: 3008190
• Math proficiency: 11% ▼ -19.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $41,470
• Composite: 16.78/100
• National rank: #14223
• State rank: #268 of 339 in MT

Livability — Cut Bank

• Score: 70/100
• State rank: #81
• US rank: #8053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cut Bank, MT
• Population (ZIP): 4,955

Population outlook (Glacier County) Hauer SSP2

• Today (2025): 13,805 people
• By 2030: 13,789 · -0.1%
• By 2040: 13,635 · -1.2%
• By 2050: 13,417 · -2.8%
• By 2075: 13,107 · -5.1%
• By 2100: 12,567 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 23% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Portuguese 10% Serbian 2% Scotch-Irish 2%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · German/W. Germanic 7% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Glacier

• 2024 margin: D (+19.6) · D 57.8% · R 38.2% · Other 4.1%
• 2008→2024 swing: -20.1pp toward R · 2008: 39.7pp · 2024: 19.6pp
• All cycles: 2024: D+19.6 2020: D+30.6 2016: D+29.7 2012: D+32.5 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.39%
• Current HPI: 162.3013
• 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

+87.5% since first listed

8 events — show timeline

• 2026-06-18 Listed $135,000 FSBO.com
• 2018-01-23 Sold (Public Records) — Public Records
• 2018-01-23 Sold (MLS) — MRMLS
• 2017-05-31 Listed $72,000 MRMLS
• 2012-02-13 Sold (Public Records) — Public Records
• 2011-01-26 Sold (Public Records) — Public Records
• 1996-05-24 Sold (Public Records) — Public Records
• 1994-01-09 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2024): $1,558 · +0.5% YoY. Source: county tax records.