Real Estate Investing in Great Falls, Montana (59401)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59401 (Great Falls, 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: 12.2% of homes vacant — above national norms.
What’s happening in Great Falls, MT (59401)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 59401 Great Falls
Investors eyeing 59401 need to respect the fundamentals at play. Home values of $291K come alongside slower price movement and elevated management overhead.
For an experienced owner, 59401 can be a worth a close look for hunting ground — but the discount at $291K reflects genuine risk that outside investors often underestimate.
Put differently, 59401 offers a low basis, the region around Great Falls has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 59401 ZIP's population of 13,600 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The 59401 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Great Falls:
Property Strategy for 59401
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $178,824 | $860 | 3.5% | +9.2% | $178,824 |
| 2BR | $232,366 | $1,130 | 3.5% | +10.7% | $116,183 |
| 3BR | $279,822 | $1,570 | 4.0% | +10.8% | $93,274 |
| 4BR | $313,177 | $1,790 | 4.1% | +10.0% | $78,294 |
| 5BR | $344,869 | — | — | +9.9% | $68,974 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 59401 Compare?
| Metric | 59401 | Great Falls | Great Falls, MT | Montana |
|---|---|---|---|---|
| Home Value | $290,629 | $203,150 | N/A | $457,278 |
| 5-Year CAGR | 8.7% | 8.2% | N/A | 9.2% |
| Avg Rent | $1,252 | $1,416 | N/A | - |
| Cap Rate | 3.4% | 3.3% | - | - |
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 59401 (Great Falls, MT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 59401 (Great Falls, MT)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $290,629 |
| Monthly Rent | $1,252 |
| Price-to-Rent | 19.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 12.1% |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +8.7% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | +13.3% ▲ |
| 3-Year CAGR | +7.5% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 59401
Population: 13,600
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 59401
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 790 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much do tenants pay in Great Falls, MT?
Expect rents around $1,252/mo per month in Great Falls, MT. With home values at $291K, the yield math works out to reasonable levels for rental investors.
Is Great Falls, MT landlord-friendly?
MT ranks as a landlord-friendly state for landlord-tenant law. Great Falls generally follows the statewide framework, so landlords face reasonable operating rules.
How strong is Great Falls, MT for real estate investors?
Great Falls, MT rates 3.0/5 for investability. With median values at $291K and rents near $1,252/mo, the market offers reasonable fundamentals for rental investors.
Can I live-in-and-rent in Great Falls, MT?
The house hack math a challenging in Great Falls, MT. Owner-occupant buyers benefit from the $1,252/mo rents and $291K home values.
Is vacancy a concern in Great Falls, MT?
Rental vacancy in Great Falls, MT is elevated. Investors should budget normal turnover but not chronic empty units.
You know 59401 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 59401 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 59401 ranks in Great Falls, MT
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 59401 (Great Falls)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 59401 (Great Falls, MT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.