Real Estate Investing in Belfry, Montana (59008)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59008 (Belfry, MT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.5% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 26.2 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Belfry, MT (59008)?
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Market Analysis: 59008 Belfry
The 59008 ZIP covers a section of Belfry that demands careful diligence. Prices near $422K look accessible, but the work to make a deal cash flow is real.
The 59008 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within MT, ZIP 59008 trails on several market indicators that neighboring Carbon County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Resident income in 59008 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 59008 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Belfry:
Market Trends
Home Value History (with trend line)
📊 How Does 59008 Compare?
| Metric | 59008 | Belfry | Billings, MT | Montana |
|---|---|---|---|---|
| Home Value | $421,957 | $421,957 | N/A | $457,278 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 9.2% |
| Avg Rent | $1,341 | $1,341 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 59008 (Belfry, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $421,957 |
| Monthly Rent | $1,341 |
| Price-to-Rent | 26.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +10.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 59008
Population: 503
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 59008
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What is the typical rental rate in Belfry, MT?
The typical rental in Belfry, MT commands about $1,341/mo monthly. That rent profile predictable cash flow against the $422K purchase basis.
What is the average home sale price in Belfry, MT?
Typical homes in Belfry, MT go for around $422K. The 5-year CAGR of 0.0% consistent price movement.
Is Belfry, MT a good market for buy-and-hold investors?
Our data puts Belfry, MT at 3.0/5 for investability. Home prices of $422K and rents around $1,341/mo create a solid backdrop for investor activity.
How strong is tenant demand in Belfry, MT?
Belfry, MT draws a even-keeled base of working renters. Demand at the $1,341/mo rent level is reasonable for standard single-family and small multi rentals.
What are vacancy rates like in Belfry, MT?
Vacancy in Belfry, MT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,341/mo.
You know 59008 now. You don’t know where it ranks.
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How 59008 ranks in Billings, MT
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