Real Estate Investing in Valier, Montana (59486)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59486 (Valier, MT)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.6% 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 Valier, MT (59486)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 59486 Valier
ZIP 59486 inside Pondera County looks affordable on the surface — median value of $298K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 59486 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
On the rental side, 59486 offers a low basis, the region around Valier has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 59486 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Valier:
Property Strategy for 59486
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $173,033 | $1,120 | 4.7% | +10.7% | $86,517 |
| 3BR | $307,080 | $1,420 | 3.3% | +9.9% | $102,360 |
Market Trends
Home Value History (with trend line)
📊 How Does 59486 Compare?
| Metric | 59486 | Valier | Montana |
|---|---|---|---|
| Home Value | $298,113 | $298,113 | $457,278 |
| 5-Year CAGR | 7.7% | 7.7% | 9.2% |
| Avg Rent | $1,008 | $1,008 | - |
| Cap Rate | 2.6% | 2.6% | - |
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 59486 (Valier, MT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 59486 (Valier, MT)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $298,113 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 24.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.6% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +10.0% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (2.6%). 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 59486
Population: 1,196
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 59486
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
How do home values compare in Valier, MT?
Homes in Valier, MT typically sell near $298K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Is the tenant base reliable in Valier, MT?
Tenant demand in Valier, MT is solid. The local workforce $1,008/mo rents across most rental classes.
How landlord-friendly is Valier, MT?
The landlord environment in Valier, MT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the typical vacancy rate in Valier, MT?
Occupancy in Valier, MT runs steady with elevated vacancy. Well-priced units at $1,008/mo lease on reasonable timelines.
Can I live-in-and-rent in Valier, MT?
The house hack math a challenging in Valier, MT. Owner-occupant buyers benefit from the $1,008/mo rents and $298K home values.
You know 59486 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 59486 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.
AI Market Advisor
Ask questions about investing in 59486 (Valier)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 59486 (Valier, MT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.