Real Estate Investing in Saco, Montana (59261)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59261 (Saco, MT)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 51.1% of homes vacant — above national norms.
• 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 Saco, MT (59261)?
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Market Analysis: 59261 Saco
This part of Phillips County is not an easy win. The 59261 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 59261 can be a an appealing option for hunting ground — but the discount at $155K reflects genuine risk that outside investors often underestimate.
ZIP 59261's metrics run below Phillips County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
From a cash-flow lens, 496 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.
New investors are better served looking at Saco's stable or hybrid ZIPs before stepping into 59261. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Saco:
Market Trends
Home Value History (with trend line)
📊 How Does 59261 Compare?
| Metric | 59261 | Saco | Montana |
|---|---|---|---|
| Home Value | $154,553 | $154,553 | $457,278 |
| 5-Year CAGR | 4.9% | 4.9% | 9.2% |
| Avg Rent | $1,161 | $1,161 | - |
| Cap Rate | 5.9% | 5.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 59261 (Saco, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $154,553 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 11.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.0% |
| Cap Rate | 5.9% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (5.9%). 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 59261
Population: 496
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 59261
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 are rental rates like in Saco, MT?
Average rent in Saco, MT is approximately $1,161/mo per month. Against $155K home values that yields a reasonable rent-to-price ratio.
What investment strategy works best in Saco, MT?
Most investors in Saco, MT run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How does Saco, MT rate as a rental market?
Saco, MT scores 3.0/5 for investability. Home values sit at $155K and rents near $1,161/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are there empty rentals in Saco, MT?
Vacancy in Saco, MT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,161/mo.
What does house hacking look like in Saco, MT?
The a challenging house-hack environment in Saco, MT reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
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