445 Main St · Radersburg, MT 59641

$155,000

1 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 132 Days on market

Built 1870 0.74 ac lot $120/sqft · 18% below area Est $188k · 18% under ↓ 6% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks MLS

One-bedroom, one-bath home offering approximately 1,288 square feet, situated on a spacious 0.737-acre lot. This property is a true fixer-upper and presents an excellent opportunity for investors, contractors, or buyers looking to renovate and add value. The generous lot provides ample space for expansion, outdoor living, or future development. Home is being sold as-is and will require significant repairs.

Key facts

• Future development
• Spacious lot
• Outdoor living

Tags

• SPACIOUS LOT
• OUTDOOR LIVING
• FUTURE DEVELOPMENT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $9 ($111/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 $122k (21.5% below list).
• Recommended offer: $122k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 46/100 on livability (#339 in MT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A; Watch: schools F, crime D-, amenities F.
• Townsend K-12 Schools (rural): math 42% / reading 45% proficiency, ranked #43 of 116 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 2 units permitted in Broadwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Broadwater County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,633 (21.5% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (median comp): $188,104
• List price: $155,000
• Delta: -17.60%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.44×
• Total profit: $19,205
• Equity at exit: $69,695

10-year hold

• IRR: 10.4%
• Equity multiple: 2.56×
• Total profit: $67,491
• Equity at exit: $107,408

Cash invested: $43,400 (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 59641

• Active inventory: 5
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $9

Break-even live

Break-even rent $1,205

Max offer price $155,000

Occupancy floor 94%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $155,000 Active 132 DOM
2. 2026-06-18
   days on market $155,000 Active 131 DOM
3. 2026-06-17
   days on market $155,000 Active 130 DOM
4. 2026-06-16
   days on market $155,000 Active 129 DOM
5. 2026-06-15
   days on market $155,000 Active 128 DOM
6. 2026-06-14
   days on market $155,000 Active 126 DOM
7. 2026-06-13
   days on market $155,000 Active 125 DOM
8. 2026-06-10
   days on market $155,000 Active 123 DOM
9. 2026-06-09
   days on market $155,000 Active 122 DOM
10. 2026-06-08
    days on market $155,000 Active 121 DOM
11. 2026-06-07
    days on market $155,000 Active 120 DOM
12. 2026-06-03
    days on market $155,000 Active 116 DOM
13. 2026-06-02
    days on market $155,000 Active 115 DOM
14. 2026-06-01
    days on market $155,000 Active 114 DOM
15. 2026-05-31
    days on market $155,000 Active 113 DOM
16. 2026-05-30
    days on market $155,000 Active 112 DOM
17. 2026-04-30
    price $155,000 409-char remark

    Show marketing remark (409 chars)

    One-bedroom, one-bath home offering approximately 1,288 square feet, situated on a spacious 0.737-acre lot. This property is a true fixer-upper and presents an excellent opportunity for investors, contractors, or buyers looking to renovate and add value. The generous lot provides ample space for expansion, outdoor living, or future development. Home is being sold as-is and will require significant repairs.

18. 2026-04-30
    price $155,000 409-char remark

    Show marketing remark (409 chars)

    One-bedroom, one-bath home offering approximately 1,288 square feet, situated on a spacious 0.737-acre lot. This property is a true fixer-upper and presents an excellent opportunity for investors, contractors, or buyers looking to renovate and add value. The generous lot provides ample space for expansion, outdoor living, or future development. Home is being sold as-is and will require significant repairs.

19. 2026-02-07
    listed $165,000 Active 409-char remark

    Show marketing remark (409 chars)

    One-bedroom, one-bath home offering approximately 1,288 square feet, situated on a spacious 0.737-acre lot. This property is a true fixer-upper and presents an excellent opportunity for investors, contractors, or buyers looking to renovate and add value. The generous lot provides ample space for expansion, outdoor living, or future development. Home is being sold as-is and will require significant repairs.

20. 2026-02-07
    listed $165,000 Active 409-char remark

    Show marketing remark (409 chars)

    One-bedroom, one-bath home offering approximately 1,288 square feet, situated on a spacious 0.737-acre lot. This property is a true fixer-upper and presents an excellent opportunity for investors, contractors, or buyers looking to renovate and add value. The generous lot provides ample space for expansion, outdoor living, or future development. Home is being sold as-is and will require significant repairs.

21. 2009-08-10
    soldstatus
22. 1990-05-11
    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: $891 · $74/mo
• Projected year-2 tax: $1,302 · $108/mo
• Expected delta: +$411/yr (+$34/mo · 46.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,596
• − Mortgage interest: −$8,682
• − Property taxes: −$891
• − Insurance: −$775
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$4,509
• Taxable loss: −$2,597
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $734/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: Townsend K-12 Schools
• NCES district ID: 3004980
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $46,967
• Composite: 37.1/100
• National rank: #4497
• State rank: #43 of 116 in MT

Livability — Radersburg

• Score: 46/100
• State rank: #339
• US rank: #26443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radersburg, MT

Population outlook (Broadwater County) Hauer SSP2

• Today (2025): 5,873 people
• By 2030: 5,921 · +0.8%
• By 2040: 5,885 · +0.2%
• By 2050: 5,690 · -3.1%
• By 2075: 5,156 · -12.2%
• By 2100: 4,301 · -26.8%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-6.1% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $155,000 MRMLS
• 2026-04-30 Price Changed $155,000 BMTMLS
• 2026-02-07 Listed $165,000 BMTMLS
• 2026-02-07 Listed $165,000 MRMLS
• 2009-08-10 Sold (Public Records) — Public Records
• 1990-05-11 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $891 · -24.6% YoY. Source: county tax records.