Real Estate Investing in Clancy, Montana (59638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59638 (Clancy, 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.
- High vacancy: 18.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 34.1 — 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 Clancy, MT (59638)?
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Market Analysis: 59638 Clancy
Investors eyeing 59638 need to respect the fundamentals at play. Home values of $575K come alongside slower price movement and elevated management overhead.
The investment case in 59638 is notable only for operators who understand what they are buying. A $575K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 59638 and stronger Clancy ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 59638 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 59638 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 Clancy:
Market Trends
Home Value History (with trend line)
📊 How Does 59638 Compare?
| Metric | 59638 | Clancy | Helena, MT | Montana |
|---|---|---|---|---|
| Home Value | $574,799 | $615,058 | N/A | $457,278 |
| 5-Year CAGR | 6.9% | 6.6% | N/A | 9.2% |
| Avg Rent | $1,404 | $1,490 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 59638 (Clancy, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $574,799 |
| Monthly Rent | $1,404 |
| Price-to-Rent | 34.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +9.1% ▲ |
🏠 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 (1.9%). 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 59638
Population: 511
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
Frequently Asked Questions
How does Clancy, MT rate as a rental market?
Investors tracking Clancy, MT will find a 3.0/5 rating supported by $575K median home values and $1,404/mo rents. That profile suits long-term holders targeting steady returns.
Is rental property easy to operate in Clancy, MT?
MT ranks as a landlord-friendly state for landlord-tenant law. Clancy generally follows the statewide framework, so landlords face reasonable operating rules.
What are rental rates like in Clancy, MT?
Rents in Clancy, MT run near $1,404/mo. Compared with median home prices of $575K that produces solid gross yields for typical rentals.
Should investors worry about vacancy in Clancy, MT?
Vacancy risk in Clancy, MT is elevated. That supports predictable cash flow for typical rental holds.
What is the smart move for investors in Clancy, MT?
Investors usually favor careful cash-flow rentals with hands-on management in Clancy, MT. With home values at $575K and rents near $1,404/mo, other strategies can work but produce measured rather than outsized returns.
You know 59638 now. You don’t know where it ranks.
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How 59638 ranks in Helena, MT
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