Real Estate Investing in Circle, Montana (59223)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59223 (Circle, MT)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 87.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.6 — 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 Circle, MT (59223)?
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Market Analysis: 59223 Circle
The 59223 ZIP covers a section of Circle that demands careful diligence. Prices near $388K look accessible, but the work to make a deal cash flow is real.
From a cash-flow lens, the numbers look inviting — $388K purchase price, 0.0% nominal cap — the work to hit that pro forma in 59223 is substantial and deserves full respect.
Nearby ZIPs in Circle have seen price recovery that 59223 has not matched. McCone County data supports the view that the spread is structural rather than temporary.
Resident income in 59223 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. notable returns are possible in 59223, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Circle:
Property Strategy for 59223
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $353,023 | $1,350 | 2.8% | +11.9% | $176,512 |
| 3BR | $368,872 | $1,850 | 3.6% | +8.4% | $122,957 |
Market Trends
Home Value History (with trend line)
📊 How Does 59223 Compare?
| Metric | 59223 | Circle | Montana |
|---|---|---|---|
| Home Value | $387,984 | $306,138 | $457,278 |
| 5-Year CAGR | 7.4% | 8.3% | 9.2% |
| Avg Rent | $1,215 | $1,301 | - |
| Cap Rate | 2.4% | 3.6% | - |
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 59223 (Circle, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $387,984 |
| Monthly Rent | $1,215 |
| Price-to-Rent | 26.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.4% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +16.0% ▲ |
| 3-Year CAGR | +10.9% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (2.4%). 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 59223
Population: 25
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
Frequently Asked Questions
How much rent can I charge in Circle, MT?
Circle, MT rentals go for roughly $1,215/mo a month. That puts gross yield in solid territory relative to $388K acquisition costs.
What is the average home sale price in Circle, MT?
Expect median prices around $388K in Circle, MT. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Is Circle, MT better for rentals, flips, or BRRRR?
For Circle, MT, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Do landlords face vacancy issues in Circle, MT?
Rental vacancy in Circle, MT is elevated. Investors should budget normal turnover but not chronic empty units.
Is rental property easy to operate in Circle, MT?
Landlord-friendliness in Circle, MT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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