855 Lewisohn St · Butte-Silver Bow (balance), MT 59701

$189,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 36 Days on market

Built 1890 3,920 sqft lot Est $183k · at est.

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Why this score? — see what drove the D- 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 +13.2/30.0
• ARV discount +6.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Easy access
• Newer roof
• Heating system

Tags

• NEWER ROOF
• HEATING SYSTEM
• EASY ACCESS

Property features AI

Finance

• Other: Lot approximately 3,920 sq ft (0.09 acres)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-family residence; One story
• Construction: Above-grade finished living area of 1,150; Total area 1,725
• Exterior features: Public water available; Public sewer available; Sewer and water connections present; R1 zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Forced air heating; No central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-3 ($-36/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (19.6% below list).
• Recommended offer: $152k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 D — 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).
• This rent runs 30% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,041 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $182,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
837 Zarelda St	0.21mi	3/1.0	1,157 (+1%)	6mo	$150,000	$130	84
1215 N Excelsior Ave	0.23mi	2/1.0 (-1)	1,087 (-6%)	2mo	$227,100	$209	73
797 Hornet St	0.18mi	2/1.0 (-1)	1,120 (-3%)	11mo	$165,000	$147	73
717 W Quartz St	0.28mi	2/1.0 (-1)	1,162 (+1%)	11mo	$185,000	$159	71
814 Caledonia St	0.19mi	2/1.0 (-1)	1,243 (+8%)	3mo	$165,000	$133	70
806 Empire St	0.10mi	4/2.0 (+1)	1,288 (+12%)	13mo	$320,000	$248	56
1147 W Woolman St	0.26mi	2/2.0 (-1)	1,254 (+9%)	12mo	$295,000	$235	54
735 10th St	0.41mi	2/2.0 (-1)	1,080 (-6%)	11mo	$291,000	$269	53
729 N Main Street St	0.65mi	2/1.0 (-1)	1,126 (-2%)	12mo	$85,000	$75	51
221 N Idaho St	0.47mi	2/1.5 (-1)	1,200 (+4%)	16mo	$269,000	$224	50
311 W Quartz St	0.43mi	2/1.0 (-1)	1,250 (+9%)	18mo	$149,900	$120	45
27 W La Platte St	0.75mi	3/1.0	992 (-14%)	17mo	$60,000	$60	28

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: -11.4%
• Equity multiple: 0.57×
• Total profit: $-22,820
• Equity at exit: $28,181

10-year hold

• IRR: 3.5%
• Equity multiple: 1.31×
• Total profit: $16,295
• Equity at exit: $16,341

Cash invested: $52,920 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,520 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-3

Break-even live

Break-even rent $1,524

Max offer price $188,476

Occupancy floor 95%

Sensitivity live

Price	-10% $104	-5% $51	+0% $-3	+5% $-56	+10% $-110
Rent	-10% $-123	-5% $-63	+0% $-3	+5% $57	+10% $117
Rate	-1.0pp $92	-0.5pp $45	base $-3	+0.5pp $-52	+1.0pp $-102

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $189,000 Active 36 DOM
2. 2026-06-18
   days on market $189,000 Active 35 DOM
3. 2026-06-17
   days on market $189,000 Active 34 DOM
4. 2026-06-16
   days on market $189,000 Active 33 DOM
5. 2026-06-15
   days on market $189,000 Active 32 DOM
6. 2026-06-14
   days on market $189,000 Active 30 DOM
7. 2026-06-12
   days on market $189,000 Active 29 DOM
8. 2026-06-09
   days on market $189,000 Active 26 DOM
9. 2026-06-08
   days on market $189,000 Active 25 DOM
10. 2026-06-07
    pricedays on market $189,000 Active 24 DOM
11. 2026-06-05
    days on market $199,000 Active 21 DOM
12. 2026-06-03
    days on market $199,000 Active 20 DOM
13. 2026-06-02
    days on market $199,000 Active 19 DOM
14. 2026-06-01
    days on market $199,000 Active 18 DOM
15. 2026-05-31
    days on market $199,000 Active 17 DOM
16. 2026-05-30
    days on market $199,000 Active 16 DOM
17. 2026-05-12
    listed $199,000 Active
18. 2005-05-02
    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: $1,610 · $134/mo
• Projected year-2 tax: $1,610 · $134/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 5 d/yr ≥86°F today · 12 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: $18,245
• − Mortgage interest: −$10,587
• − Property taxes: −$1,610
• − Insurance: −$945
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$5,498
• Taxable loss: −$3,315
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $760/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

2 events — show timeline

• 2026-05-12 Listed $199,000 BSCMLS
• 2005-05-02 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,610 · -0.3% YoY. Source: county tax records.