2504 Parrot St · Butte-Silver Bow (balance), MT 59701

$73,900

2 bd · 2.0 ba · 938 sqft · SingleFamily · 165 Days on market

Built 1975 ↓ 1% 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
• Rent growth +5.0/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Dining area
• Washer dryer hookups
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• DINING AREA
• CENTRAL FORCED AIR HEAT
• WASHER DRYER HOOKUPS

Property features AI

Exterior

• Home design: Manufactured home (single wide); Residential property
• Construction: Foundation details: see remarks
• Exterior features: Lot size listed as 0 acres

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 2.9% in Butte-Silver Bow (balance) — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Butte H S (town): math 24% / reading 50% proficiency, ranked #73 of 116 in MT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.4%/yr); 320 active listings in the ZIP; 109 units permitted in Silver Bow County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $511 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Silver Bow County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1975 — 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. 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.
6. 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.
7. 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: 1.78% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.76%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $185,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Colusa St	0.03mi	2/1.0	960 (+2%)	10mo	$186,000	$194	83
2439 S Main St	0.13mi	2/1.0	937 (-0%)	22mo	$145,000	$155	71
2520 S Main St	0.12mi	2/1.0	988 (+5%)	17mo	$160,000	$162	68
1120 A. St	0.51mi	2/1.0	952 (+2%)	9mo	$225,000	$236	62
2228 S Colorado St	0.26mi	2/1.0	908 (-3%)	20mo	$180,000	$198	62
2710 S Montana St	0.42mi	3/2.0 (+1)	960 (+2%)	15mo	$359,000	$374	59
1121 Hobson Ave	0.51mi	3/1.0 (+1)	957 (+2%)	11mo	$175,000	$183	55
2600 S Main St	0.16mi	2/1.0	803 (-14%)	14mo	$125,000	$156	53
2116 Utah Ave	0.52mi	2/1.0	915 (-2%)	18mo	$130,000	$142	53
2001 Utah Ave	0.54mi	2/1.0	844 (-10%)	12mo	$219,000	$259	44
1408 C St	0.62mi	3/1.0 (+1)	1,074 (+14%)	3mo	$294,000	$274	36
1920 Oregon Ave	0.71mi	1/1.0 (-1)	810 (-14%)	6mo	$205,000	$253	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 2.39×
• Total profit: $28,792
• Equity at exit: $11,019

10-year hold

• IRR: 41.0%
• Equity multiple: 5.85×
• Total profit: $100,351
• Equity at exit: $6,390

Cash invested: $20,692 (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 59701

• Home prices YoY: -30.7%
• Rents YoY: 10.4%
• Active inventory: 320
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,108/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $530

Break-even live

Break-even rent $646

Max offer price $73,900

Occupancy floor 55%

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $73,900 Active 165 DOM
2. 2026-06-18
   days on market $73,900 Active 164 DOM
3. 2026-06-17
   days on market $73,900 Active 163 DOM
4. 2026-06-16
   days on market $73,900 Active 162 DOM
5. 2026-06-15
   days on market $73,900 Active 161 DOM
6. 2026-06-14
   days on market $73,900 Active 159 DOM
7. 2026-06-12
   days on market $73,900 Active 158 DOM
8. 2026-06-09
   days on market $73,900 Active 155 DOM
9. 2026-06-08
   days on market $73,900 Active 154 DOM
10. 2026-06-07
    days on market $73,900 Active 153 DOM
11. 2026-06-05
    days on market $73,900 Active 150 DOM
12. 2026-06-03
    days on market $73,900 Active 149 DOM
13. 2026-06-02
    days on market $73,900 Active 148 DOM
14. 2026-06-01
    days on market $73,900 Active 147 DOM
15. 2026-05-31
    days on market $73,900 Active 146 DOM
16. 2026-05-30
    days on market $73,900 Active 145 DOM
17. 2026-02-04
    price $73,900
18. 2026-01-04
    listed $74,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,814
• − Mortgage interest: −$4,140
• − Property taxes: −$1,108
• − Insurance: −$370
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,150
• Taxable income: $5,517
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $5,041/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: Butte H S
• NCES district ID: 3005310
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $37,852
• Composite: 30.74/100
• National rank: #6162
• State rank: #73 of 116 in MT

Livability — Butte-Silver Bow (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Butte-Silver Bow (balance), MT
• County: Silver Bow County · 34,232 people
• City population: 35,306
• Metro: Butte-Silver Bow, MT
• Population (ZIP): 34,232
• Household income: $60,437
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1060.0

Population outlook (Silver Bow County) Hauer SSP2

• Today (2025): 35,745 people
• By 2030: 36,359 · +1.7%
• By 2040: 37,490 · +4.9%
• By 2050: 38,593 · +8.0%
• By 2075: 43,773 · +22.5%
• By 2100: 48,513 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 5% Lithuanian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Korean 1% Arabic 1%

Political lean MEDSL · Silver Bow

• 2024 margin: Lean D (+7.0) · D 51.5% · R 44.5% · Other 4.0%
• 2008→2024 swing: -33.4pp toward R · 2008: 40.4pp · 2024: 7.0pp
• All cycles: 2024: D+7.0 2020: D+14.1 2016: D+14.2 2012: D+32.5 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.08%
• Current HPI: 268.4972
• Rent YoY: ▲ 10.44%
• Metro: Butte-Silver Bow, MT
• 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

-1.3% since first listed

2 events — show timeline

• 2026-02-04 Price Changed $73,900 MRMLS
• 2026-01-04 Listed $74,900 MRMLS