22 7th Ave SE · Cut Bank, MT 59427

$64,000

4 bd · 1.0 ba · 1,624 sqft · SingleFamily public records · 273 Days on market

Built 1930 7,013 sqft lot ↓ 29% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

• Close to local shops
• Detached garage
• 7,013 sq ft lot

Tags

• DETACHED GARAGE
• CLOSE TO LOCAL SHOPS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: 2-car garage
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available and connected
• Home design: Single-family residence; One level
• Construction: Wood siding; Asphalt roof; Built on concrete foundation
• Exterior features: Rain gutters; Front porch; Rear porch; Back yard fencing; Level lot; Curbs, street lights, sidewalks

Interior

• Kitchen: Range; Refrigerator
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: High speed internet; Partially finished concrete basement with walk-up access
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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 $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

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 $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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 1930 — 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. 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?
6. 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.
7. 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.
8. 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: 2.21% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.21%
• DSCR: 2.88
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $167,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 8th Ave SE	0.12mi	4/2.0	1,650 (+2%)	19mo	$235,000	$142	72
306 E Main St	0.24mi	3/2.0 (-1)	1,600 (-2%)	9mo	$164,999	$103	70
234 3rd Ave SE	0.37mi	3/2.0 (-1)	1,610 (-1%)	11mo	$150,000	$93	63
220 1st St SW	0.65mi	3/1.0 (-1)	1,576 (-3%)	3mo	$125,000	$79	57
310 3rd Ave SE	0.40mi	3/1.0 (-1)	1,490 (-8%)	8mo	$128,000	$86	56
338 5th Ave SE	0.38mi	3/3.0 (-1)	1,736 (+7%)	5mo	$250,000	$144	54
122 3rd Ave NW	0.73mi	4/2.0	1,607 (-1%)	11mo	$126,000	$78	50
305 1st St NW	0.73mi	4/1.0	1,584 (-2%)	14mo	$120,000	$76	50
214 2nd Ave SW	0.65mi	3/2.0 (-1)	1,596 (-2%)	10mo	$115,000	$72	49
313 1st Ave SW	0.60mi	3/1.0 (-1)	1,436 (-12%)	0mo	$165,000	$115	48
305 14th Ave S	0.31mi	3/2.0 (-1)	1,764 (+9%)	19mo	$265,000	$150	46
122 2nd Ave SW	0.63mi	3/2.0 (-1)	1,768 (+9%)	19mo	$205,000	$116	31

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: 38.9%
• Equity multiple: 2.66×
• Total profit: $29,826
• Equity at exit: $9,543

10-year hold

• IRR: 45.4%
• Equity multiple: 5.35×
• Total profit: $77,863
• Equity at exit: $5,534

Cash invested: $17,920 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $630

Break-even live

Break-even rent $614

Max offer price $64,000

Occupancy floor 50%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $64,000 Active 273 DOM
2. 2026-06-17
   days on market $64,000 Active 272 DOM
3. 2026-06-16
   days on market $64,000 Active 271 DOM
4. 2026-06-15
   days on market $64,000 Active 270 DOM
5. 2026-06-13
   days on market $64,000 Active 268 DOM
6. 2026-06-12
   days on market $64,000 Active 267 DOM
7. 2026-06-09
   days on market $64,000 Active 264 DOM
8. 2026-06-08
   days on market $64,000 Active 263 DOM
9. 2026-06-07
   days on market $64,000 Active 262 DOM
10. 2026-06-05
    days on market $64,000 Active 260 DOM
11. 2026-06-04
    days on market $64,000 Active 258 DOM
12. 2026-06-02
    days on market $64,000 Active 257 DOM
13. 2026-06-01
    days on market $64,000 Active 256 DOM
14. 2026-05-31
    days on market $64,000 Active 255 DOM
15. 2026-05-13
    price $64,000
16. 2025-11-11
    price $69,000
17. 2025-10-13
    price $79,000
18. 2025-09-16
    listed $90,000 Active
19. 2010-08-04
    soldstatus
20. 2006-11-15
    soldstatus
21. 1997-02-19
    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: $1,472 · $123/mo
• Projected year-2 tax: $1,472 · $123/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 · 9 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: $16,942
• − Mortgage interest: −$3,585
• − Property taxes: −$1,472
• − Insurance: −$320
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$1,862
• Taxable income: $6,992
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $5,886/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

-28.9% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $64,000 MRMLS
• 2025-11-11 Price Changed $69,000 MRMLS
• 2025-10-13 Price Changed $79,000 MRMLS
• 2025-09-16 Listed $90,000 MRMLS
• 2010-08-04 Sold (Public Records) — Public Records
• 2006-11-15 Sold (Public Records) — Public Records
• 1997-02-19 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2024): $1,472 · +0.6% YoY. Source: county tax records.