Real Estate Investing in Sun River, Montana (59483)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59483 (Sun River, 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.
- Elevated vacancy: 10.9% vacancy may signal weakening demand.
- 1-year downturn: Values declined 3.0% in the last year.
- High price-to-rent: Price-to-rent ratio 31.4 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sun River, MT (59483)?
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Market Analysis: 59483 Sun River
This part of Cascade County is not an easy win. The 59483 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 59483 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 59483 sits on the difficult end of the MT spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The 59483 ZIP's population of 353 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 59483 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Sun River:
Market Trends
Home Value History (with trend line)
📊 How Does 59483 Compare?
| Metric | 59483 | Sun River | Great Falls, MT | Montana |
|---|---|---|---|---|
| Home Value | $454,995 | $454,995 | N/A | $457,278 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 9.2% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 59483 (Sun River, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $454,995 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 31.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | -3.0% ▼ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (2.1%). 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 59483
Population: 353
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 59483
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 much should I expect to pay for a home in Sun River, MT?
Expect median prices around $455K in Sun River, MT. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
What monthly rent should investors expect in Sun River, MT?
Average rent in Sun River, MT is approximately $1,206/mo per month. Against $455K home values that yields a reasonable rent-to-price ratio.
How deep is the rental pool in Sun River, MT?
The tenant pool in Sun River, MT is solid, supported by local employment and population fundamentals. Rents of $1,206/mo are well-absorbed by the market.
What does house hacking look like in Sun River, MT?
The a challenging house-hack environment in Sun River, MT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Which real estate strategy fits Sun River, MT?
The best-fit strategy in Sun River, MT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 59483 now. You don’t know where it ranks.
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