202 2nd Ave W · Flaxville, MT 59222

$100,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 37 Days on market

Built 1975

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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 +26.0/30.0
• Appreciation +9.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Updated appliances
• Propane furnace
• Small carport

Tags

• UPDATED APPLIANCES
• PROPANE FURNACE
• ELECTRIC WATER HEATER
• FENCED IN YARD
• SMALL CARPORT
• SHED WITH CEMENT PAD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#216 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• Scobey K-12 Schools (rural): math 45% / reading 50% proficiency, ranked #93 of 339 in MT (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k appreciation (7.9% local appreciation)).
• Daniels County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1975 — 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: 1.09% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.02×
• Total profit: $56,566
• Equity at exit: $75,591

10-year hold

• IRR: 25.2%
• Equity multiple: 6.44×
• Total profit: $152,333
• Equity at exit: $149,683

Cash invested: $28,000 (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 59222

• Home prices YoY: 4.4%
• Active inventory: 3
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $247

Break-even live

Break-even rent $777

Max offer price $100,000

Occupancy floor 72%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 37 DOM
2. 2026-06-17
   days on market $100,000 Active 36 DOM
3. 2026-06-16
   days on market $100,000 Active 35 DOM
4. 2026-06-15
   days on market $100,000 Active 34 DOM
5. 2026-06-13
   days on market $100,000 Active 32 DOM
6. 2026-06-12
   days on market $100,000 Active 31 DOM
7. 2026-06-09
   days on market $100,000 Active 28 DOM
8. 2026-06-08
   days on market $100,000 Active 27 DOM
9. 2026-06-07
   days on market $100,000 Active 26 DOM
10. 2026-06-05
    days on market $100,000 Active 24 DOM
11. 2026-06-04
    days on market $100,000 Active 22 DOM
12. 2026-06-02
    days on market $100,000 Active 21 DOM
13. 2026-06-01
    days on market $100,000 Active 20 DOM
14. 2026-05-31
    days on market $100,000 Active 19 DOM
15. 2026-05-12
    listed $100,000 Active 249-char remark

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: +$265/yr (+$22/mo · 46.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,086
• − Mortgage interest: −$5,602
• − Property taxes: −$575
• − Insurance: −$500
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,909
• Taxable income: $1,406
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,632/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: Scobey K-12 Schools
• NCES district ID: 3023670
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,738
• Composite: 42.41/100
• National rank: #6908
• State rank: #93 of 339 in MT

Livability — Flaxville

• Score: 60/100
• State rank: #216
• US rank: #18815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flaxville, MT
• Population (ZIP): 217

Population outlook (Daniels County) Hauer SSP2

• Today (2025): 1,788 people
• By 2030: 1,804 · +0.9%
• By 2040: 1,863 · +4.2%
• By 2050: 1,951 · +9.1%
• By 2075: 2,361 · +32.0%
• By 2100: 2,546 · +42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Native American 6% Black 2%
• Common ancestry: Portuguese 24% Italian 3% Scottish 3%
• Foreign-born: 5% · Canada
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Daniels

• 2024 margin: Solid R (+65.6) · D 16.2% · R 81.8% · Other 2.0%
• 2008→2024 swing: -32.9pp toward R · 2008: -32.7pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+59.6 2016: R+59.0 2012: R+49.9 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.94%
• Current HPI: 188.1554
• 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

1 event — show timeline

• 2026-05-12 Listed $100,000 FSBO.com

Property tax history

+4.0%/yr

Latest (2025): $575 · -2.6% YoY. Source: county tax records.