Roof leak — currently tarped
The roof is leaking and is currently covered with a tarp. Plan on a full re-roof and an inspection of the decking, attic, insulation, and ceiling under the leak. Estimate $18,000–$25,000, more if the decking is damaged.
Skip the Showing
Off-market · Cash / assignment · Drummond, Montana
36 Old Highway 10A
Drummond, MT 59832
1964 three-bedroom ranch over a full basement on 0.45 acre, with its own well. Offered as-is at $175,000.
$175,000
Asking price
Cash or hard money
$270–310k
Est. ARV
Working figure $290k
1,269
Sq ft above grade
+1,269 sq ft basement
3 / 1
Beds / baths
Single-level ranch
0.45 ac
Lot
About 100 × 200 ft
1964
Year built
Effective year 1975
Photo gallery
Walkthrough photos of the house as it stands today, including the tarped roof leak and interior condition.
Investor math
ARV and repairs are estimates, not an appraisal or a contractor bid. Buyers should verify every figure independently.
Asking price$175,000
Estimated repairs Estimate$60,000–$90,000
Estimated ARV (working figure)$290,000
County market value, 2026$287,800
Potential spread (ARV − price − repairs)~$25,000–$55,000
How the spread is figured
Potential spread = ARV − asking price − repairs
= $290,000 − $175,000 − $60k to $90k
= about $25,000 to $55,000
= $290,000 − $175,000 − $60k to $90k
= about $25,000 to $55,000
70% rule check = (ARV × 0.70) − repairs
= $203,000 − $60k to $90k
= about $113,000 to $143,000
Before closing and holding costs. Uses the $290,000 working ARV. At $175,000, this is tighter than a classic 70% flip underwrite and may fit a landlord, buy-and-hold buyer, or a contractor who does their own work. Estimates only — confirm your own numbers.
= $203,000 − $60k to $90k
= about $113,000 to $143,000
Condition and estimated repairs
Based on walkthrough photos. Repair figures are a rough estimate only; buyers should inspect, including the roof decking and the ceiling under the leak, and obtain their own bids.
Kitchen
Dated kitchen with original wood cabinets and worn, cracked vinyl flooring. Estimate $15,000–$25,000.
Bathroom
Needs a gut update (old tile, wallpaper, and a peeling ceiling in the photos). Estimate $10,000–$15,000.
Interior finish
Paint, drywall patches, wallpaper removal, and a full cleanout. Estimate $8,000–$12,000.
Hardwood floors
Hardwood floors throughout look refinishable, which helps the finish budget.
Exterior
Siding paint and fascia / trim work (fascia appears weathered in photos). Estimate $5,000–$8,000.
All-in estimated repairs: $60,000–$90,000. Estimate — buyer to verify
The property
Aerial view with the county parcel boundary outlined, plus key facts from the public record.
- Single-family ranch, one story over a full unfinished basement (1,269 sq ft below grade).
- Attached frame garage, 264 sq ft, plus a 60 sq ft open porch.
- Wood frame, wood siding, hip roof with asphalt shingles, concrete foundation.
- Hot-water radiant heat (gas-fired boiler).
- Private domestic well with two DNRC groundwater certificates; sewer is not on the county record (presumed septic — confirm).
- FEMA Zone X, minimal flood hazard (panel 30039C0217D, effective Aug 19, 2025).
- County condition rating: Fair. 2026 market value $287,800 (land $81,756 / improvements $206,044).
- Delivered vacant at closing.
ARV estimate
$270,000 to $310,000, working figure $290,000. This is an estimate, not an appraisal.
$270k
$290k
$310k
$200k
$340k
- Montana doesn't require sale prices to be disclosed, so where no recorded price exists the comps show the last list price at closing and say so.
- Closest matches: updated 3 bed / 1 bath homes of 1,450–1,720 sq ft with basements and garages in Deer Lodge (about 30 miles east), at $174–$212 per sq ft.
- At $212 per sq ft, the subject's 1,269 sq ft supports about $269,000, the low end.
- The full 1,269 sq ft basement and a 0.45-acre lot, larger than the in-town comps, support $300,000+ once updated.
- The county's 2026 market value of $287,800 (rated Fair) sits inside the range.
- Ceiling check: 11 Hoover Rd, a larger 1966 ranch nearby (2,184 sq ft, 3 bed / 2 bath), is listed at $395,000, down from $439,000.
Comparable sales
Closed Feb 2025 – Sep 2026 in Drummond and Deer Lodge.
1012 Kentucky St
Deer Lodge, MT
$212/sq ft
$309,000
Last list at close · Jul 24, 2026
3 bd / 1 ba1,457 sq ft
1950 · basement · 2-car garage · metal roof
Source: silvercreekrealty.com
101 Main St
Deer Lodge, MT
$174/sq ft
$299,700
Last list at close · Feb 28, 2025
3 bd / 1 ba1,722 sq ft
Mostly remodeled · part-finished basement · shop
Source: redfin.com
811 Kentucky St
Deer Lodge, MT
$310/sq ft
$260,000
Last list at close · Sep 8, 2026
3 bd / 1 ba840 sq ft
1930 · crawl space · 320 days on market
Source: homefinder.com
126 N Main St
Drummond, MT
$326/sq ft
$215,000
Last list at close · Apr 25, 2025
2 bd / 1 ba660 sq ft
Full remodel 2020 · sold furnished
Source: zillow.com
29 C St
Drummond, MT
$171/sq ft
$131,300
Recorded sale price · Jul 8, 2026
2 bd / 1 ba768 sq ft
1930 · lower-condition floor
Source: compass.com
Market context: Drummond 59832 had 3 recorded arm's-length sales in the 12 months through Jul 2026, with a median of $237,885 (tophap.com). Active in Drummond: 161 E Broad St at $250,000, 137 N Main St at $215,000, 11 Hoover Rd at $395,000.
Property details
- Address
- 36 Old Highway 10A, Drummond, MT 59832
- Geocode
- 46-1984-31-3-02-05-0000
- Assessor code
- 0001490049 (property ID 1337874)
- Legal description
- S31, T11N, R12W, ACRES 0.45, TR IN SE4SW4; metes-and-bounds tract on the north right-of-way of old U.S. Highway 10A
- County
- Granite County; levy district Drummond Rural with Valley Fire & Library
- Class / zoning
- Residential, 1 living unit; no zoning recorded on the state record
- Construction
- Ranch; wood frame, wood siding, hip roof, asphalt shingles, concrete foundation
- Basement
- Full, 1,269 sq ft, unfinished
- Heat
- Hot-water radiant boiler, gas-fired
- Additions
- 60 sq ft open porch; 264 sq ft attached garage
- Water / sewer
- Private domestic well (two DNRC certificates). Sewer not on the county record; presumed septic, to confirm.
- Flood zone
- FEMA Zone X, minimal flood hazard (panel 30039C0217D, effective Aug 19, 2025)
- Occupancy
- Delivered vacant at closing
- County value
- $287,800 in 2024, 2025 and 2026 (2026: land $81,756, buildings $206,044)
- Property taxes
- Confirm with the Granite County Treasurer. The current bill reflects an owner-specific assistance exemption that will not carry to a buyer.
- Recorded transfers
- Personal Representative's Deed, Apr 8, 2024 (Doc 79815) · Warranty Deed, Oct 20, 2015 (Doc 66905) · Personal Representative's Deed, Dec 2, 2014 (Doc 65677) · Deed, 1999 (Bk 46 Pg 209). No arm's-length sale price on the public record.
Water rights
Two DNRC groundwater certificates tied to this parcel's geocode.
76G 22000-00
Priority Feb 28, 1979
| Purpose | Domestic |
| Max flow | 15 gpm |
| Max volume | 1.5 acre-ft/yr |
| Source | Well, SE¼SW¼ Sec 31 |
| Period | Year-round |
76G 30063222
Priority May 2, 2012
| Purpose | Domestic + lawn/garden (0.40 ac) |
| Max flow | 15 gpm |
| Max volume | 2.0 acre-ft/yr |
| Source | Well at 36 Old Hwy 10A |
| Period | Year-round |
The 1979 filing reports the well was completed in September 1962. A DNRC ownership update naming the current deeded owners was filed in Feb 2025 (fee receipt Mar 3, 2025). Confirm current owner of record in DNRC's Water Rights Query System.
Location
- Southwest edge of Drummond, about 0.7 mile straight-line from the town center. Drummond schools serve the area.
- Interstate 90 access at Drummond.
- Missoula about 50 miles west; Deer Lodge about 30 miles east; Philipsburg about 26 miles south (approximate driving distances).
- Frontage on Old Highway 10A, near MT Highway 1.
- Coordinates 46.6598, −113.1561.
Buyer due diligence
- Roof leak: decking, attic, insulation, and ceiling under the tarp
- Independent repair bids (figures above are estimates only)
- Septic type, age, and permit
- Well yield and water quality
- Property tax bill without the current owner's assistance exemption
- Liens and encumbrances via a title commitment
- Boundary and right-of-way along Old Highway 10A
- Final closed prices for the list-at-close comps (Montana is a non-disclosure state)
Interested in this property?
Contact Josh at Skip the Showing — call or text (216) 350-0804, or email [email protected]. Offered as-is at $175,000, cash or hard money. Delivered vacant at closing.
This property is offered as-is, where-is, for cash or hard-money purchase. Buyers are responsible for their own inspections, title review, and due diligence. Skip the Showing is assigning a contractual / equitable interest in the property and is not acting as a licensed real estate broker or listing this home for sale. Information is from public sources and walkthrough photos believed reliable but not guaranteed.
Sources
- Montana Cadastral / Dept. of Revenue: svc.mt.gov/msl/cadastral (dwelling, land, appraisal history and parcel boundary, pulled Oct 2026)
- FEMA National Flood Hazard Layer: hazards.fema.gov
- DNRC water right files 76G 22000-00 and 76G 30063222: wrqs.dnrc.mt.gov
- Comparable sales: sources linked on each card
- Drummond market stats: tophap.com
- Imagery and map: Esri World Imagery and World Street Map
Prepared by Skip the Showing · Property research as of Oct 28, 2026; condition notes from walkthrough photos. Buyers should verify all details independently.