237 2nd Ave SW · Cut Bank, MT 59427

$80,000

1 bd · 1.0 ba · 518 sqft · SingleFamily public records · 21 Days on market

Built 1930 7,013 sqft lot ↓ 11% since listing

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Why this score? — see what drove the C- 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• 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

Key facts

• 7,013 sq ft lot
• Built 1930
• Listed 20 days

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Construction: Metal siding
• Exterior features: Back yard fencing; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating
• Interior features: Range; Refrigerator; Has basement with crawl space and concrete

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($809 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: schools C-, commute C-, employment D+.
• 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.
• Market conditions: 35 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-4,607
• Equity at exit: $11,928

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $6,704
• Equity at exit: $6,917

Cash invested: $22,400 (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: 35
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $131

Break-even live

Break-even rent $643

Max offer price $80,000

Occupancy floor 79%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $80,000 Active 21 DOM
2. 2026-06-17
   days on market $80,000 Active 20 DOM
3. 2026-06-16
   days on market $80,000 Active 19 DOM
4. 2026-06-15
   days on market $80,000 Active 18 DOM
5. 2026-06-13
   days on market $80,000 Active 16 DOM
6. 2026-06-12
   days on market $80,000 Active 15 DOM
7. 2026-06-09
   days on market $80,000 Active 12 DOM
8. 2026-06-08
   days on market $80,000 Active 11 DOM
9. 2026-06-07
   days on market $80,000 Active 10 DOM
10. 2026-06-05
    days on market $80,000 Active 8 DOM
11. 2026-06-04
    days on market $80,000 Active 6 DOM
12. 2026-06-02
    days on market $80,000 Active 5 DOM
13. 2026-06-01
    days on market $80,000 Active 4 DOM
14. 2026-05-31
    days on market $80,000 Active 3 DOM
15. 2026-05-28
    listed $80,000 Active
16. 2025-09-18
    listed $90,000 Active
17. 2025-02-27
    soldstatus
18. 2025-02-27
    soldstatus
19. 2012-03-27
    soldstatus
20. 2010-08-19
    soldstatus
21. 2006-11-27
    soldstatus
22. 1996-02-12
    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: $657 · $55/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$15/yr (+$1/mo · 2.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 1/10 Low 6 d/yr ≥88°F today · 11 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: $9,707
• − Mortgage interest: −$4,481
• − Property taxes: −$657
• − Insurance: −$400
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$2,327
• Taxable income: $289
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,508/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

-11.1% since first listed

8 events — show timeline

• 2026-05-28 Listed $80,000 MRMLS
• 2025-09-18 Listed $90,000 MRMLS
• 2025-02-27 Sold (Public Records) — Public Records
• 2025-02-27 Sold (Public Records) — Public Records
• 2012-03-27 Sold (Public Records) — Public Records
• 2010-08-19 Sold (Public Records) — Public Records
• 2006-11-27 Sold (Public Records) — Public Records
• 1996-02-12 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2024): $657 · +0.7% YoY. Source: county tax records.