114 Adams St · Plentywood, MT 59254

$30,000

2 bd · 1.0 ba · 703 sqft · SingleFamily public records · 7 Days on market

Built 1910 7,013 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7 year old roof
• Recent furnace
• 7,013 sq ft lot

Tags

• 7 YEAR OLD ROOF
• RECENT FURNACE
• CONVENIENTLY LOCATED PROPERTY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Propane available; Electricity connected; Phone available; Water connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Metal siding; Built with foundation and one-level construction
• Exterior features: Private yard; Shed(s); Shingle roof; Level, rectangular lot; Paved city street with public maintenance

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Wall/window cooling units
• Interior features: Dryer; Electric range; Refrigerator; Has basement with dirt floor and interior entry
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $30k).

Location & tenants

• Location reads 76/100 on livability (#27 in MT, #3,371 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Plentywood K-12 Schools (rural): math 35% / reading 45% proficiency, ranked #142 of 339 in MT (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 5 units permitted in Sheridan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $1k appreciation (3.9% local appreciation)).
• Sheridan County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1910 — 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. 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.
4. 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.
5. 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: 2.86% ✓
• Cap rate: 25.71%
• Cash-on-cash: 69.35%
• DSCR: 4.09
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $86,469
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Chestnut St	0.22mi	1/1.0 (-1)	612 (-13%)	15mo	$75,000	$123	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.8%
• Equity multiple: 5.28×
• Total profit: $35,961
• Equity at exit: $15,005

10-year hold

• IRR: 73.6%
• Equity multiple: 10.88×
• Total profit: $82,998
• Equity at exit: $24,378

Cash invested: $8,400 (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 59254

• Home prices YoY: 2.2%
• Active inventory: 18
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $485

Break-even live

Break-even rent $242

Max offer price $30,000

Occupancy floor 38%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   status $30,000 Pending 7 DOM
2. 2026-06-05
   days on market $30,000 Active 7 DOM
3. 2026-06-04
   days on market $30,000 Active 5 DOM
4. 2026-06-02
   days on market $30,000 Active 4 DOM
5. 2026-06-01
   days on market $30,000 Active 3 DOM
6. 2026-05-31
   days on market $30,000 Active 2 DOM
7. 2026-05-25
   listed $30,000 Active
8. 2001-07-13
   soldstatus
9. 2001-07-13
   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: $259 · $22/mo
• Projected year-2 tax: $259 · $22/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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,282
• − Mortgage interest: −$1,680
• − Property taxes: −$259
• − Insurance: −$150
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$873
• Taxable income: $5,674
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $4,464/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: Plentywood K-12 Schools
• NCES district ID: 3020960
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $46,145
• Composite: 36.53/100
• National rank: #9299
• State rank: #142 of 339 in MT

Livability — Plentywood

• Score: 76/100
• State rank: #27
• US rank: #3371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plentywood, MT
• Population (ZIP): 1,845

Population outlook (Sheridan County) Hauer SSP2

• Today (2025): 4,481 people
• By 2030: 4,951 · +10.5%
• By 2040: 6,013 · +34.2%
• By 2050: 7,266 · +62.2%
• By 2075: 10,842 · +142.0%
• By 2100: 13,272 · +196.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 13% Scottish 5% Italian 4%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Sheridan

• 2024 margin: Solid R (+42.5) · D 26.6% · R 69.1% · Other 4.3%
• 2008→2024 swing: -40.8pp toward R · 2008: -1.7pp · 2024: -42.5pp
• All cycles: 2024: R+42.5 2020: R+40.8 2016: R+41.7 2012: R+28.2 2008: R+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.88%
• Current HPI: 177.4482
• 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

3 events — show timeline

• 2026-05-25 Listed $30,000 GNMLS
• 2001-07-13 Sold (Public Records) — Public Records
• 2001-07-13 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $259 · -4.9% YoY. Source: county tax records.