Real Estate Investing in Polaris, Montana (59746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59746 (Polaris, 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: 62.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 37.7 — 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 Polaris, MT (59746)?
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Market Analysis: 59746 Polaris
Put differently, ZIP 59746 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $456K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 59746 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 59746's metrics run below Beaverhead County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 59746 ZIP's population of 100 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
The right play in 59746 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 Polaris:
Market Trends
Home Value History (with trend line)
📊 How Does 59746 Compare?
| Metric | 59746 | Polaris | Montana |
|---|---|---|---|
| Home Value | $455,768 | $455,768 | $457,278 |
| 5-Year CAGR | 6.0% | 6.0% | 9.2% |
| Avg Rent | $1,008 | $1,008 | - |
| Cap Rate | 1.7% | 1.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 59746 (Polaris, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $455,768 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 37.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.7% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (1.7%). 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 59746
Population: 100
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 59746
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
Is rental property easy to operate in Polaris, MT?
Polaris, MT operates under MT law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
What is the best play in Polaris, MT?
Most investors in Polaris, 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.
What is the typical home price in Polaris, MT?
Typical homes in Polaris, MT go for around $456K. The 5-year CAGR of 0.0% even-keeled price movement.
Is house hacking profitable in Polaris, MT?
Polaris, MT offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,008/mo rent level.
Does Polaris, MT make sense for an investment property?
Polaris, MT rates 3.0/5 for investability. With median values at $456K and rents near $1,008/mo, the market offers reasonable fundamentals for rental investors.
You know 59746 now. You don’t know where it ranks.
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