Real Estate Investing in Fort Benton, Montana (59442)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59442 (Fort Benton, 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: 25.2% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fort Benton, MT (59442)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 59442 Fort Benton
ZIP 59442 inside Chouteau County looks affordable on the surface — median value of $300K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 59442 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 59442 sits on the difficult end of the MT spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 59442 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 59442 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 Fort Benton:
Property Strategy for 59442
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $200,295 | $1,170 | 4.2% | +10.5% | $100,147 |
| 3BR | $285,979 | $1,490 | 3.8% | +9.6% | $95,326 |
| 4BR | $307,007 | $1,750 | 4.1% | +8.9% | $76,752 |
Market Trends
Home Value History (with trend line)
📊 How Does 59442 Compare?
| Metric | 59442 | Fort Benton | Montana |
|---|---|---|---|
| Home Value | $300,291 | $300,291 | $457,278 |
| 5-Year CAGR | 8.2% | 8.2% | 9.2% |
| Avg Rent | $1,053 | $1,053 | - |
| Cap Rate | 2.7% | 2.7% | - |
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 59442 (Fort Benton, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $300,291 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +8.3% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (2.7%). 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 59442
Population: 1,777
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 59442
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 average monthly rent in Fort Benton, MT?
Investors in Fort Benton, MT typically see rents near $1,053/mo per month against $300K home values - a solid setup for rental cash flow.
How should investors approach Fort Benton, MT?
A careful cash-flow rentals with hands-on management strategy Fort Benton, MT best. The market produces predictable results for that approach at the $300K price point.
What is the investability score for Fort Benton, MT?
With a 3.0/5 investability score, Fort Benton, MT ranks as a solid market for rental property investors. Median prices of $300K and rents of $1,053/mo drive the underlying numbers.
Are homes affordable in Fort Benton, MT?
Typical homes in Fort Benton, MT go for around $300K. The 5-year CAGR of 0.0% stable price movement.
What kind of vacancy should I budget for in Fort Benton, MT?
Expect elevated vacancy in Fort Benton, MT. Rents at $1,053/mo are absorbed by the tenant base without meaningful lag.
You know 59442 now. You don’t know where it ranks.
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