24 Fairview Ter · Havre, MT 59501

$25,000

2 bd · 1.0 ba · 868 sqft · Manufactured · 378 Days on market

Built 1971 ↓ 16% 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
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1971
• Listed 378 days

Property features AI

Exterior

• Parking: Attached garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home (mobile/manufactured); Single-story
• Construction: Frame construction
• Exterior features: Metal roof; Lot is rented

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Refrigerator; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#62 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Havre H S (town): math 35% / reading 50% proficiency, ranked #125 of 339 in MT (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 378 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 378 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 1971 — 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: 3.48% ✓
• Cap rate: 30.94%
• Cash-on-cash: 88.04%
• DSCR: 4.92
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 88.6%
• Equity multiple: 5.10×
• Total profit: $28,672
• Equity at exit: $3,728

10-year hold

• IRR: 91.6%
• Equity multiple: 10.59×
• Total profit: $67,140
• Equity at exit: $2,162

Cash invested: $7,000 (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 59501

• Active inventory: 115
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $514

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 36%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 7th Ave Havre, MT	2.0	1.0	600	$800	$1.33	14d	1	0.87mi
232 7th Ave Havre, MT	2.0	1.0	600	$800	$1.33	14d	1	0.87mi
1544 3rd St Havre, MT	2.0	1.0	800	$885	$1.11	14d	1	1.32mi

Listing history 18 events

1. 2026-06-18
   days on market $25,000 Active 378 DOM
2. 2026-06-17
   days on market $25,000 Active 377 DOM
3. 2026-06-16
   days on market $25,000 Active 376 DOM
4. 2026-06-15
   days on market $25,000 Active 375 DOM
5. 2026-06-14
   days on market $25,000 Active 373 DOM
6. 2026-06-13
   days on market $25,000 Active 372 DOM
7. 2026-06-10
   days on market $25,000 Active 370 DOM
8. 2026-06-09
   days on market $25,000 Active 369 DOM
9. 2026-06-08
   days on market $25,000 Active 368 DOM
10. 2026-06-07
    days on market $25,000 Active 367 DOM
11. 2026-06-05
    days on market $25,000 Active 364 DOM
12. 2026-06-03
    days on market $25,000 Active 363 DOM
13. 2026-06-02
    days on market $25,000 Active 362 DOM
14. 2026-06-01
    days on market $25,000 Active 361 DOM
15. 2026-05-31
    days on market $25,000 Active 360 DOM
16. 2026-05-31
    days on market $25,000 Active 359 DOM
17. 2025-07-02
    price $25,000
18. 2025-06-05
    listed $29,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,426
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$727
• Taxable income: $6,130
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $4,692/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: Havre H S
• NCES district ID: 3013590
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $44,545
• Composite: 38.34/100
• National rank: #8537
• State rank: #125 of 339 in MT

Livability — Havre

• Score: 71/100
• State rank: #62
• US rank: #6620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Havre, MT
• County: Hill County · 12,243 people
• City population: 12,243
• Metro: nan
• Population (ZIP): 12,243
• Household income: $51,872
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 309.0

Population outlook (Hill County) Hauer SSP2

• Today (2025): 16,841 people
• By 2030: 16,954 · +0.7%
• By 2040: 17,063 · +1.3%
• By 2050: 17,130 · +1.7%
• By 2075: 17,273 · +2.6%
• By 2100: 16,542 · -1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 10% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Portuguese 11% Italian 6% Scottish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hill

• 2024 margin: R (+18.2) · D 38.7% · R 56.9% · Other 4.4%
• 2008→2024 swing: -30.4pp toward R · 2008: 12.2pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+13.6 2016: R+17.3 2012: D+3.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.86%
• Current HPI: 209.1198
• Rent YoY: —
• Metro: nan
• 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

-16.4% since first listed

2 events — show timeline

• 2025-07-02 Price Changed $25,000 HHLMLS
• 2025-06-05 Listed $29,900 HHLMLS