Real Estate Investing in Big Timber, Montana (59011)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59011 (Big Timber, 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.
- High vacancy: 17.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 36.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Big Timber, MT (59011)?
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Market Analysis: 59011 Big Timber
Not every below-median market is a bargain. Big Timber's 59011 ZIP records signals that favor experienced operators who can absorb the risk $462K pricing implies.
Rent of $1,044/mo on a $462K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 59011 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Big Timber have seen price recovery that 59011 has not matched. Sweet Grass County data supports the view that the spread is structural rather than temporary.
Demographically, 59011 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Big Timber:
Property Strategy for 59011
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $314,905 | $1,160 | 2.7% | +10.9% | $157,453 |
| 3BR | $452,882 | $1,540 | 2.4% | +11.6% | $150,961 |
| 4BR | $584,023 | $1,850 | 2.3% | +12.1% | $146,006 |
Market Trends
Home Value History (with trend line)
📊 How Does 59011 Compare?
| Metric | 59011 | Big Timber | Montana |
|---|---|---|---|
| Home Value | $462,361 | $462,361 | $457,278 |
| 5-Year CAGR | 8.8% | 8.8% | 9.2% |
| Avg Rent | $1,044 | $1,044 | - |
| Cap Rate | 1.8% | 1.8% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 59011 (Big Timber, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $462,361 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 36.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | +7.5% ▲ |
| 5-Year CAGR | +8.8% ▲ |
| 10-Year CAGR | +9.8% ▲ |
🏠 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 (1.8%). 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 59011
Population: 3,131
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 59011
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 are rental rates like in Big Timber, MT?
Big Timber, MT rentals go for roughly $1,044/mo a month. That puts gross yield in solid territory relative to $462K acquisition costs.
What are home prices like in Big Timber, MT?
In Big Timber, MT the median home value sits at $462K. Against the broader MT market, that reads as reasonable for most investors.
Is Big Timber, MT a good market for buy-and-hold investors?
Big Timber, MT scores 3.0/5 for investability. Home values sit at $462K and rents near $1,044/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Should investors worry about vacancy in Big Timber, MT?
Vacancy risk in Big Timber, MT is elevated. That supports consistent cash flow for typical rental holds.
Does house hacking make sense in Big Timber, MT?
The a challenging house-hack environment in Big Timber, MT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 59011 now. You don’t know where it ranks.
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