Real Estate Investing in Arlee, Montana (59821)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59821 (Arlee, 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: 14.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Arlee, MT (59821)?
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Market Analysis: 59821 Arlee
ZIP 59821 inside Lake County looks affordable on the surface — median value of $529K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 59821 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader MT picture, 59821 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 59821 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 59821 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Arlee:
Property Strategy for 59821
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $415,269 | $1,620 | 2.8% | +12.5% | $207,635 |
| 3BR | $565,254 | $2,130 | 2.7% | +11.1% | $188,418 |
Market Trends
Home Value History (with trend line)
📊 How Does 59821 Compare?
| Metric | 59821 | Arlee | Missoula, MT | Montana |
|---|---|---|---|---|
| Home Value | $529,324 | $529,324 | N/A | $457,278 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 9.2% |
| Avg Rent | $1,458 | $1,458 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 59821 (Arlee, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $529,324 |
| Monthly Rent | $1,458 |
| Price-to-Rent | 30.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 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 (2.2%). 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 59821
Population: 2,822
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 59821
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 Arlee in MT worth investing in?
Arlee, MT rates 3.0/5 for investability. With median values at $529K and rents near $1,458/mo, the market offers reasonable fundamentals for rental investors.
What do rentals go for in Arlee, MT?
Rents in Arlee, MT run near $1,458/mo. Compared with median home prices of $529K that produces solid gross yields for typical rentals.
What is the rental occupancy rate in Arlee, MT?
Rental vacancy in Arlee, MT is elevated. Investors should budget normal turnover but not chronic empty units.
What is the best play in Arlee, MT?
The best-fit strategy in Arlee, MT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the tenant pool like in Arlee, MT?
Arlee, MT draws a stable base of working renters. Demand at the $1,458/mo rent level is reasonable for standard single-family and small multi rentals.
You know 59821 now. You don’t know where it ranks.
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How 59821 ranks in Missoula, MT
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