Real Estate Investing in Cut Bank, Montana (59427)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59427 (Cut Bank, MT)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.7% of homes vacant — above national norms.
- Elevated poverty: 21.7% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cut Bank, MT (59427)?
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Market Analysis: 59427 Cut Bank
The 59427 ZIP covers a section of Cut Bank that demands careful diligence. Prices near $165K look accessible, but the work to make a deal cash flow is real.
The investment case in 59427 is resilient only for operators who understand what they are buying. A $165K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Cut Bank have seen price recovery that 59427 has not matched. Glacier County data supports the view that the spread is structural rather than temporary.
Who lives in 59427 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 59427 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 Cut Bank:
Property Strategy for 59427
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $111,975 | $1,340 | 8.6% | +12.1% | $55,988 |
| 3BR | $178,045 | $1,610 | 6.5% | +11.3% | $59,348 |
| 4BR | $215,048 | $1,930 | 6.5% | +10.8% | $53,762 |
| 5BR | $235,460 | — | — | +9.5% | $47,092 |
Market Trends
Home Value History (with trend line)
📊 How Does 59427 Compare?
| Metric | 59427 | Cut Bank | Montana |
|---|---|---|---|
| Home Value | $165,191 | $165,191 | $457,278 |
| 5-Year CAGR | 7.5% | 7.5% | 9.2% |
| Avg Rent | $1,206 | $1,206 | - |
| Cap Rate | 5.7% | 5.7% | - |
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 59427 (Cut Bank, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $165,191 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 11.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 13.2% |
📈 Home Appreciation
| 1-Year | -2.3% ▼ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (7.0%) exceeds the estimated cap rate (5.7%). 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 59427
Population: 4,955
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 59427
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 median home value in Cut Bank, MT?
Expect median prices around $165K in Cut Bank, MT. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
How strong is the working-renter base in Cut Bank, MT?
The renter base in Cut Bank, MT is reasonable for the $1,206/mo price point. Screening well and pricing to market typically yields reliable tenants.
Are there empty rentals in Cut Bank, MT?
Vacancy in Cut Bank, MT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,206/mo.
Is Cut Bank, MT suited for a house hack?
The a challenging house-hack environment in Cut Bank, MT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the investability score for Cut Bank, MT?
Cut Bank, MT records an investability rating of 3.0/5, with median home values near $165K and average rents around $1,206/mo. That combination puts it in the resilient tier for investor interest.
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