Real Estate Investing in Belt, Montana (59412)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59412 (Belt, 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: 24.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 29.1 — 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 Belt, MT (59412)?
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Market Analysis: 59412 Belt
Investors eyeing 59412 need to respect the fundamentals at play. Home values of $408K come alongside slower price movement and elevated management overhead.
Rent of $1,170/mo on a $408K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 59412 sits below the stated 0.0% once reality is priced in.
Regionally, 59412 sits on the difficult end of the MT spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Stepping back, 1,450 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 59412 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 Belt:
Property Strategy for 59412
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $261,540 | $1,300 | 3.6% | +11.4% | $130,770 |
| 3BR | $446,900 | $1,810 | 2.9% | +12.3% | $148,967 |
| 4BR | $559,392 | $2,060 | 2.7% | +11.5% | $139,848 |
Market Trends
Home Value History (with trend line)
📊 How Does 59412 Compare?
| Metric | 59412 | Belt | Great Falls, MT | Montana |
|---|---|---|---|---|
| Home Value | $408,378 | $408,378 | N/A | $457,278 |
| 5-Year CAGR | 9.8% | 9.8% | N/A | 9.2% |
| Avg Rent | $1,170 | $1,170 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 59412 (Belt, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $408,378 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 29.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 12.0% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +7.9% ▲ |
| 5-Year CAGR | +9.8% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 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 (2.2%). 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 59412
Population: 1,450
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 59412
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
Should investors consider Belt, MT?
Yes - Belt, MT a 3.0/5 investability score. With $408K home prices against $1,170/mo monthly rent, the market delivers a reasonable entry point for new investors.
What price range are homes in Belt, MT?
Homes in Belt, MT typically sell near $408K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
What is the best play in Belt, MT?
The best-fit strategy in Belt, MT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Belt, MT good for landlords?
Rental owners in Belt, MT deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What monthly rent should investors expect in Belt, MT?
Belt, MT rentals go for roughly $1,170/mo a month. That puts gross yield in solid territory relative to $408K acquisition costs.
You know 59412 now. You don’t know where it ranks.
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How 59412 ranks in Great Falls, MT
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