109 2nd Ave NE · Cut Bank, MT 59427

$35,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 309 Days on market

Built 1934 7,013 sqft lot ↓ 53% 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

• New exterior doors
• New flooring
• New water heater

Tags

• NEW WINDOWS
• NEW EXTERIOR DOORS
• NEW FLOORING
• HARDWOOD FLOORS
• NEW WATER HEATER

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Construction: Block foundation
• Exterior features: Lot roughly 7,013 sq ft (0.161 acres)

Interior

• Bathrooms: 1 full bathroom
• Interior features: No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.3% 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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 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 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.77% ✓
• Cap rate: 23.28%
• Cash-on-cash: 60.67%
• DSCR: 3.70
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $100,080
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 2nd Ave NE	0.00mi	2/1.0	720 (0%)	0mo	$35,000	$49	100
138 2nd Ave NW	0.31mi	2/1.0	744 (+3%)	21mo	$130,000	$175	62
154 5th Ave NW	0.51mi	2/1.0	739 (+3%)	14mo	$69,000	$93	60
137 4th Ave SW	0.57mi	2/1.0	750 (+4%)	13mo	$60,000	$80	56
318 S Central Ave	0.59mi	2/1.0	706 (-2%)	20mo	$165,000	$234	52
110 5th Ave NW	0.51mi	2/1.0	612 (-15%)	9mo	$85,000	$139	44

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: 59.5%
• Equity multiple: 3.64×
• Total profit: $25,918
• Equity at exit: $5,219

10-year hold

• IRR: 64.2%
• Equity multiple: 7.46×
• Total profit: $63,336
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.0×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $495

Break-even live

Break-even rent $344

Max offer price $35,000

Occupancy floor 44%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-07
   status Pending
2. 2026-04-20
   price $35,000
3. 2026-03-23
   price $45,000
4. 2026-01-28
   price $49,900
5. 2025-11-18
   price $59,900
6. 2025-10-07
   price $69,000
7. 2025-08-09
   price $72,000
8. 2025-07-03
   listed $75,000 Active
9. 2012-05-23
   soldstatus
10. 2008-09-05
    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: $881 · $73/mo
• Projected year-2 tax: $881 · $73/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 7 d/yr ≥88°F today · 13 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: $11,650
• − Mortgage interest: −$1,961
• − Property taxes: −$881
• − Insurance: −$175
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$1,018
• Taxable income: $5,752
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $4,565/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

-53.3% since first listed

10 events — show timeline

• 2026-05-07 Pending — MRMLS
• 2026-04-20 Price Changed $35,000 MRMLS
• 2026-03-23 Price Changed $45,000 MRMLS
• 2026-01-28 Price Changed $49,900 MRMLS
• 2025-11-18 Price Changed $59,900 MRMLS
• 2025-10-07 Price Changed $69,000 MRMLS
• 2025-08-09 Price Changed $72,000 MRMLS
• 2025-07-03 Listed $75,000 MRMLS
• 2012-05-23 Sold (Public Records) — Public Records
• 2008-09-05 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2024): $881 · +0.2% YoY. Source: county tax records.