104 E Center St · Butte-Silver Bow (balance), MT 59701

$50,000

1 bd · 1.0 ba · 673 sqft · SingleFamily public records · 58 Days on market

Built 1885 3,006 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity in Butte! Located at 104 E Center St, this property is priced to sell as-is and ready for its next chapter. Currently set up as a 1-bedroom home, there is potential to convert it into a 2-bedroom with the right renovations — offering solid upside for investors or buyers looking to build equity. The home does have water damage and areas of soft and damaged flooring, which will require repairs. This is truly a project property for someone ready to roll up their sleeves and bring it back to life. Situated in the old Centerville neighborhood just above Mt. Con Park and the walking trail, you’ll enjoy convenient access to outdoor recreation while being just minutes from historic Uptown Butte’s shops, restaurants, and charm. If you’re looking for a fixer with potential in a great location, this could be the one. Call to schedule your showing today!

Key facts

• 3,006 sq ft lot
• Garage
• Built 1885

Property features AI

Finance

• Other: Listing broker: Platinum Real Estate

Exterior

• Parking: Detached 1-car garage
• Utilities: Electricity available; Natural gas available
• Home design: Single-family residence; Two levels
• Exterior features: Lot approximately 2,614 sq ft (0.06 acres); Zoning: R4

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No cooling
• Interior features: Natural gas heating; No central cooling

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% vs local median 2.9% in Butte-Silver Bow (balance) — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Butte H S (town): math 24% / reading 50% proficiency, ranked #73 of 116 in MT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.4%/yr); 320 active listings in the ZIP; 109 units permitted in Silver Bow County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Silver Bow County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($48k) 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 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.33% ✓
• Cap rate: 19.75%
• Cash-on-cash: 48.05%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $111,718
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 W Woolman St	0.64mi	1/1.0	656 (-2%)	23mo	$109,000	$166	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 51.2%
• Equity multiple: 3.41×
• Total profit: $33,776
• Equity at exit: $7,455

10-year hold

• IRR: 58.6%
• Equity multiple: 8.39×
• Total profit: $103,476
• Equity at exit: $4,323

Cash invested: $14,000 (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 59701

• Home prices YoY: -30.7%
• Rents YoY: 10.4%
• Active inventory: 320
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $561

Break-even live

Break-even rent $454

Max offer price $50,000

Occupancy floor 47%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-12
   listing id $50,000 Pending 58 DOM
2. 2026-04-30
   status Pending 902-char remark

   Show marketing remark (902 chars)

   Investment Opportunity in Butte! Located at 104 E Center St, this property is priced to sell as-is and ready for its next chapter. Currently set up as a 1-bedroom home, there is potential to convert it into a 2-bedroom with the right renovations — offering solid upside for investors or buyers looking to build equity. The home does have water damage and areas of soft and damaged flooring, which will require repairs. This is truly a project property for someone ready to roll up their sleeves and bring it back to life. Situated in the old Centerville neighborhood just above Mt. Con Park and the walking trail, you’ll enjoy convenient access to outdoor recreation while being just minutes from historic Uptown Butte’s shops, restaurants, and charm. If you’re looking for a fixer with potential in a great location, this could be the one. Call to schedule your showing today!

3. 2026-04-30
   status Pending

   Show marketing remark (902 chars)

   Investment Opportunity in Butte! Located at 104 E Center St, this property is priced to sell as-is and ready for its next chapter. Currently set up as a 1-bedroom home, there is potential to convert it into a 2-bedroom with the right renovations — offering solid upside for investors or buyers looking to build equity. The home does have water damage and areas of soft and damaged flooring, which will require repairs. This is truly a project property for someone ready to roll up their sleeves and bring it back to life. Situated in the old Centerville neighborhood just above Mt. Con Park and the walking trail, you’ll enjoy convenient access to outdoor recreation while being just minutes from historic Uptown Butte’s shops, restaurants, and charm. If you’re looking for a fixer with potential in a great location, this could be the one. Call to schedule your showing today!

4. 2026-03-03
   listed $50,000 Active 902-char remark

   Show marketing remark (902 chars)

   Investment Opportunity in Butte! Located at 104 E Center St, this property is priced to sell as-is and ready for its next chapter. Currently set up as a 1-bedroom home, there is potential to convert it into a 2-bedroom with the right renovations — offering solid upside for investors or buyers looking to build equity. The home does have water damage and areas of soft and damaged flooring, which will require repairs. This is truly a project property for someone ready to roll up their sleeves and bring it back to life. Situated in the old Centerville neighborhood just above Mt. Con Park and the walking trail, you’ll enjoy convenient access to outdoor recreation while being just minutes from historic Uptown Butte’s shops, restaurants, and charm. If you’re looking for a fixer with potential in a great location, this could be the one. Call to schedule your showing today!

5. 2026-03-03
   listed $50,000 Active

   Show marketing remark (902 chars)

   Investment Opportunity in Butte! Located at 104 E Center St, this property is priced to sell as-is and ready for its next chapter. Currently set up as a 1-bedroom home, there is potential to convert it into a 2-bedroom with the right renovations — offering solid upside for investors or buyers looking to build equity. The home does have water damage and areas of soft and damaged flooring, which will require repairs. This is truly a project property for someone ready to roll up their sleeves and bring it back to life. Situated in the old Centerville neighborhood just above Mt. Con Park and the walking trail, you’ll enjoy convenient access to outdoor recreation while being just minutes from historic Uptown Butte’s shops, restaurants, and charm. If you’re looking for a fixer with potential in a great location, this could be the one. Call to schedule your showing today!

6. 2000-04-05
   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: $907 · $76/mo
• Projected year-2 tax: $907 · $76/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 2 d/yr ≥86°F today · 5 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,962
• − Mortgage interest: −$2,801
• − Property taxes: −$907
• − Insurance: −$250
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$1,455
• Taxable income: $6,316
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $5,211/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: Butte H S
• NCES district ID: 3005310
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,852
• Composite: 30.74/100
• National rank: #6162
• State rank: #73 of 116 in MT

Livability — Butte-Silver Bow (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Butte-Silver Bow (balance), MT
• County: Silver Bow County · 34,232 people
• City population: 35,306
• Metro: Butte-Silver Bow, MT
• Population (ZIP): 34,232
• Household income: $60,437
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1060.0

Population outlook (Silver Bow County) Hauer SSP2

• Today (2025): 35,745 people
• By 2030: 36,359 · +1.7%
• By 2040: 37,490 · +4.9%
• By 2050: 38,593 · +8.0%
• By 2075: 43,773 · +22.5%
• By 2100: 48,513 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Korean 1% Arabic 1%

Political lean MEDSL · Silver Bow

• 2024 margin: Lean D (+7.0) · D 51.5% · R 44.5% · Other 4.0%
• 2008→2024 swing: -33.4pp toward R · 2008: 40.4pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+14.1 2016: D+14.2 2012: D+32.5 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.08%
• Current HPI: 268.4972
• Rent YoY: ▲ 10.44%
• Metro: Butte-Silver Bow, 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

+0.0% since first listed

5 events — show timeline

• 2026-04-30 Pending — MRMLS
• 2026-04-30 Pending — BSCMLS
• 2026-03-03 Listed $50,000 BSCMLS
• 2026-03-03 Listed $50,000 MRMLS
• 2000-04-05 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $907 · -6.0% YoY. Source: county tax records.