Real Estate Investing in Darby, Montana (59829)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59829 (Darby, MT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 21.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 40.0 — 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 Darby, MT (59829)?
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Market Analysis: 59829 Darby
In practical terms, ZIP 59829 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $571K median. It rewards specialists, not generalists.
Rent of $1,188/mo on a $571K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 59829 sits below the stated 0.0% once reality is priced in.
In the broader MT picture, 59829 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 59829 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 59829 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 Darby:
Property Strategy for 59829
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $409,563 | $1,060 | 1.9% | +9.8% | $409,563 |
| 2BR | $485,944 | $1,320 | 2.0% | +10.1% | $242,972 |
| 3BR | $623,514 | $1,840 | 2.1% | +10.3% | $207,838 |
| 4BR | $799,996 | $2,210 | 2.0% | +10.1% | $199,999 |
Market Trends
Home Value History (with trend line)
📊 How Does 59829 Compare?
| Metric | 59829 | Darby | Montana |
|---|---|---|---|
| Home Value | $570,509 | $570,509 | $457,278 |
| 5-Year CAGR | 4.1% | 4.1% | 9.2% |
| Avg Rent | $1,188 | $1,188 | - |
| Cap Rate | 1.6% | 1.6% | - |
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 59829 (Darby, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $570,509 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 40.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (1.6%). 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 59829
Population: 2,338
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 59829
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
What is the typical vacancy rate in Darby, MT?
Vacancy in Darby, MT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,188/mo.
Is Darby, MT a good market for buy-and-hold investors?
Darby, MT posts an investability rating of 3.0/5, with median home values near $571K and average rents around $1,188/mo. That combination puts it in the resilient tier for investor interest.
Are tenants stable in Darby, MT?
Darby, MT offers a reliable renter base at the $1,188/mo rent level. Tenant turnover is reasonable for well-managed properties.
What type of investing works in Darby, MT?
The best-fit strategy in Darby, MT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are homes affordable in Darby, MT?
Median home price in Darby, MT is near $571K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
You know 59829 now. You don’t know where it ranks.
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