Real Estate Investing in Charlo, Montana (59824)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59824 (Charlo, 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: 14.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 36.9 — 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 Charlo, MT (59824)?
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Market Analysis: 59824 Charlo
This part of Lake County is not an easy win. The 59824 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 59824 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within MT, ZIP 59824 trails on several market indicators that neighboring Lake County submarkets outperform. The gap is real and solid enough to shape underwriting.
Turning to rents, 1,453 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.
Distressed ZIPs reward experience. notable returns are possible in 59824, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Charlo:
Property Strategy for 59824
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $450,680 | $1,420 | 2.3% | +10.9% | $225,340 |
| 3BR | $592,220 | $1,830 | 2.2% | +11.0% | $197,407 |
Market Trends
Home Value History (with trend line)
📊 How Does 59824 Compare?
| Metric | 59824 | Charlo | Montana |
|---|---|---|---|
| Home Value | $566,477 | $566,477 | $457,278 |
| 5-Year CAGR | 7.2% | 7.2% | 9.2% |
| Avg Rent | $1,278 | $1,278 | - |
| Cap Rate | 1.8% | 1.8% | - |
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 59824 (Charlo, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $566,477 |
| Monthly Rent | $1,278 |
| Price-to-Rent | 36.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +9.7% ▲ |
🏠 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 (1.8%). 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 59824
Population: 1,453
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 59824
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
Frequently Asked Questions
How do landlord-tenant laws work in Charlo, MT?
The landlord environment in Charlo, MT is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Does Charlo, MT make sense for an investment property?
Yes - Charlo, MT a 3.0/5 investability score. With $566K home prices against $1,278/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are renters plentiful in Charlo, MT?
Expect a solid tenant pool in Charlo, MT. The rental market absorbs $1,278/mo rents without meaningful friction.
Is Charlo, MT suited for a house hack?
House hacking in Charlo, MT is reasonable to execute. Prices around $566K and rents of $1,278/mo solid owner-occupant economics.
Is Charlo, MT better for rentals, flips, or BRRRR?
The best-fit strategy in Charlo, MT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 59824 now. You don’t know where it ranks.
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