40 Crane Ave · Stockett, MT 59480

$185,000

2 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 87 Days on market

Built 1911 5,227 sqft lot

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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).

• Appreciation +9.3/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

Key facts

• 5,227 sq ft lot
• Built 1911
• Listed 87 days

Property features AI

Finance

• Other: Listed by Dahlquist Realtors

Exterior

• Utilities: Public sewer
• Home design: Single family residence; Residential property
• Construction: See remarks for foundation details
• Exterior features: Lot approximately 5,227 sq ft

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Forced air; Heat pump
• Interior features: Range; Refrigerator; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (38.1% below list).
• Recommended offer: $114k (38.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#193 in MT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: employment C-, health & safety C-, crime F.
• Centerville Elementary (rural): math 40% / reading 50% proficiency, ranked #104 of 339 in MT (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centerville School (math 34% / reading 34%, grade F, #197 of 293 statewide, top 71%, 116 students, 0% FRL); Centerville 6-8 (math 34% / reading 64%, grade C, #26 of 146 statewide, top 22%, 55 students, 0% FRL); Centerville High School (math 24% / reading 24%, grade F, #80 of 132 statewide, top 80%, 69 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 223 units permitted in Cascade County in 2024 (37 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (8.6% local appreciation)).
• Cascade County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,492 (38.1% 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 87 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $66,605
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Dewey Ave	0.44mi	3/1.0 (+1)	1,190 (-2%)	9mo	$65,000	$55	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.35×
• Total profit: $70,048
• Equity at exit: $148,543

10-year hold

• IRR: 16.7%
• Equity multiple: 5.13×
• Total profit: $213,774
• Equity at exit: $302,826

Cash invested: $51,800 (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 59480

• Home prices YoY: 3.2%
• Active inventory: 2
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-213

Break-even live

Break-even rent $1,415

Max offer price $147,296

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-161	+0% $-213	+5% $-266	+10% $-318
Rent	-10% $-304	-5% $-259	+0% $-213	+5% $-168	+10% $-123
Rate	-1.0pp $-120	-0.5pp $-166	base $-213	+0.5pp $-261	+1.0pp $-310

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $185,000 Active 87 DOM
2. 2026-06-19
   days on market $185,000 Active 85 DOM
3. 2026-06-18
   days on market $185,000 Active 84 DOM
4. 2026-06-17
   days on market $185,000 Active 83 DOM
5. 2026-06-16
   days on market $185,000 Active 82 DOM
6. 2026-06-15
   days on market $185,000 Active 81 DOM
7. 2026-06-14
   days on market $185,000 Active 79 DOM
8. 2026-06-13
   days on market $185,000 Active 78 DOM
9. 2026-06-10
   days on market $185,000 Active 76 DOM
10. 2026-06-09
    days on market $185,000 Active 75 DOM
11. 2026-06-08
    days on market $185,000 Active 74 DOM
12. 2026-06-07
    days on market $185,000 Active 73 DOM
13. 2026-06-05
    days on market $185,000 Active 70 DOM
14. 2026-06-03
    days on market $185,000 Active 69 DOM
15. 2026-06-02
    days on market $185,000 Active 68 DOM
16. 2026-06-01
    days on market $185,000 Active 67 DOM
17. 2026-05-31
    days on market $185,000 Active 66 DOM
18. 2026-05-30
    days on market $185,000 Active 65 DOM
19. 2026-03-26
    listed $185,000 Active
20. 2025-11-22
    historical Active Under Contract
21. 2025-11-13
    status Pending
22. 2025-10-25
    historical Active Under Contract
23. 2025-09-29
    status Active
24. 2025-08-28
    historical Active Under Contract
25. 2025-08-25
    price $215,000
26. 2025-07-29
    listed $230,000 Active
27. 2024-01-26
    soldstatus Closed 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

28. 2024-01-12
    status Pending 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

29. 2024-01-06
    price $49,900 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

30. 2023-11-13
    price $69,900 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

31. 2023-10-29
    status Active 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

32. 2023-09-28
    status Pending 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

33. 2023-08-25
    status Active 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

34. 2023-08-25
    price $75,000 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

35. 2023-08-04
    historical 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

36. 2023-05-09
    listed $88,900 Active 383-char remark

    Show marketing remark (383 chars)

    What a great time to start a new project in a new year! Fix this little gem up and have your own little place in a nice, little rural town. A little bit of country not far from the city is just what the doctor ordered! 3 bedrooms on the main and a good sized living area gives you lots of room to grow. Take a look at this new price and go for it! Listed by Amber D. Corrow-Scott

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,554 · $130/mo
• Expected delta: +$706/yr (+$59/mo · 83.2%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,739
• − Mortgage interest: −$10,363
• − Property taxes: −$848
• − Insurance: −$925
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$5,382
• Taxable loss: −$5,977
• Est. tax savings @ 24.0%: +$1,434
• After-tax cash flow: $-1,127/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: Centerville Elementary
• NCES district ID: 3025130
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $51,464
• Composite: 40.98/100
• National rank: #7485
• State rank: #104 of 339 in MT

Livability — Stockett

• Score: 61/100
• State rank: #193
• US rank: #17373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockett, MT
• Population (ZIP): 317

Population outlook (Cascade County) Hauer SSP2

• Today (2025): 81,936 people
• By 2030: 81,376 · -0.7%
• By 2040: 79,435 · -3.1%
• By 2050: 77,906 · -4.9%
• By 2075: 78,595 · -4.1%
• By 2100: 79,997 · -2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Scottish 10% Italian 6% Portuguese 5%
• Foreign-born: 2%
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Cascade

• 2024 margin: Strong R (+22.3) · D 37.3% · R 59.6% · Other 3.0%
• 2008→2024 swing: -24.6pp toward R · 2008: 2.3pp · 2024: -22.3pp
• All cycles: 2024: R+22.3 2020: R+19.7 2016: R+21.6 2012: R+9.1 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.63%
• Current HPI: 277.0911
• 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

+108.1% since first listed

18 events — show timeline

• 2026-03-26 Listed $185,000 MRMLS
• 2025-11-22 Contingent — MRMLS
• 2025-11-13 Pending — MRMLS
• 2025-10-25 Contingent — MRMLS
• 2025-09-29 Relisted — MRMLS
• 2025-08-28 Contingent — MRMLS
• 2025-08-25 Price Changed $215,000 MRMLS
• 2025-07-29 Listed $230,000 MRMLS
• 2024-01-26 Sold (MLS) — MRMLS
• 2024-01-12 Pending — MRMLS
• 2024-01-06 Price Changed $49,900 MRMLS
• 2023-11-13 Price Changed $69,900 MRMLS
• 2023-10-29 Relisted — MRMLS
• 2023-09-28 Pending — MRMLS
• 2023-08-25 Relisted — MRMLS
• 2023-08-25 Price Changed $75,000 MRMLS
• 2023-08-04 Delisted — MRMLS
• 2023-05-09 Listed $88,900 MRMLS

Property tax history

+1.2%/yr

Latest (2025): $848 · -43.2% YoY. Source: county tax records.