Real Estate Investing in East Helena, Montana (59635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59635 (East Helena, 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 price-to-rent: Price-to-rent ratio 25.0 — hard to cash-flow at these prices.
What’s happening in East Helena, MT (59635)?
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Market Analysis: 59635 East Helena
Investors eyeing 59635 need to respect the fundamentals at play. Home values of $438K come alongside slower price movement and elevated management overhead.
The 59635 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader MT picture, 59635 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 59635 includes headwinds that any investor should price in. Income distribution skews lower than East Helena averages, and tenant stability requires active management.
Strategically, 59635 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 East Helena:
Property Strategy for 59635
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $330,890 | $1,550 | 3.4% | +9.1% | $165,445 |
| 3BR | $423,838 | $2,100 | 3.6% | +8.2% | $141,279 |
| 4BR | $458,643 | $2,360 | 3.7% | +8.1% | $114,661 |
| 5BR | $553,167 | — | — | +8.5% | $110,633 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 59635 Compare?
| Metric | 59635 | East Helena | Helena, MT | Montana |
|---|---|---|---|---|
| Home Value | $438,326 | $438,326 | N/A | $457,278 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 9.2% |
| Avg Rent | $1,461 | $1,461 | N/A | - |
| 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 59635 (East Helena, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $438,326 |
| Monthly Rent | $1,461 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 59635
Population: 8,382
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 59635
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 816 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strict are landlord regulations in East Helena, MT?
For rental operators, East Helena, MT rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How does East Helena, MT stack up for property investment?
The 3.0/5 investability rating in East Helena, MT reflects its $438K prices and $1,461/mo rents. Investors generally consider it a solid option within MT.
How expensive is real estate in East Helena, MT?
Homes in East Helena, MT typically sell near $438K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
Is house hacking profitable in East Helena, MT?
For house hackers, East Helena, MT is a challenging. The $1,461/mo rent on a unit helps defray the mortgage on a $438K property.
How strong is tenant demand in East Helena, MT?
Expect a solid tenant pool in East Helena, MT. The rental market absorbs $1,461/mo rents without meaningful friction.
You know 59635 now. You don’t know where it ranks.
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How 59635 ranks in Helena, MT
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