Real Estate Investing in Missoula, Montana (59802)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59802 (Missoula, 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.
- Elevated vacancy: 11.4% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 34.3 — hard to cash-flow at these prices.
What’s happening in Missoula, MT (59802)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 59802 Missoula
ZIP 59802 inside Missoula County looks affordable on the surface — median value of $566K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 59802 is substantial only for operators who understand what they are buying. A $566K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within MT, ZIP 59802 trails on several market indicators that neighboring Missoula County submarkets outperform. The gap is real and significant enough to shape underwriting.
Demographically, 59802 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. durable returns are possible in 59802, 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 Missoula:
Property Strategy for 59802
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $329,525 | $1,330 | 2.9% | +8.1% | $329,525 |
| 2BR | $410,288 | $1,570 | 2.8% | +9.4% | $205,144 |
| 3BR | $588,911 | $2,180 | 2.7% | +9.6% | $196,304 |
| 4BR | $712,501 | $2,630 | 2.7% | +10.0% | $178,125 |
| 5BR | $862,018 | — | — | +10.7% | $172,404 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 59802 Compare?
| Metric | 59802 | Missoula | Missoula, MT | Montana |
|---|---|---|---|---|
| Home Value | $565,541 | $371,515 | N/A | $457,278 |
| 5-Year CAGR | 5.1% | 4.9% | N/A | 9.2% |
| Avg Rent | $1,372 | $1,712 | N/A | - |
| Cap Rate | 1.9% | 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 59802 (Missoula, MT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 59802 (Missoula, MT)?
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Property managers serving Missoula County
Manage rentals here? List your business →Highland Property Management, a subsidiary of Summit Management Group, Inc., focuses on the development, management, and construction of market-rate, workforce, rent-to-own, and low-income multi-famil summary from their website
Plum Property Management proudly serves renters and owners in Western Montana, offering management services for commercial, residential, vacation, and storage properties. summary from their website
Real Property Management Sapphire provides property management services in the Bitterroot Valley, MT. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $565,541 |
| Monthly Rent | $1,372 |
| Price-to-Rent | 34.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 Rent Trends
| 1-Year | -8.6% ▼ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 59802
Population: 19,832
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 59802
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 1,259 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Missoula, MT?
Missoula, MT median home values land near $566K. That is reasonable territory for investors looking at $1,372/mo-per-month rentals.
Is Missoula, MT a friendly market for rental owners?
Missoula, MT falls under MT landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the tenant pool like in Missoula, MT?
The tenant pool in Missoula, MT is solid, supported by local employment and population fundamentals. Rents of $1,372/mo are well-absorbed by the market.
What type of investing works in Missoula, MT?
A careful cash-flow rentals with hands-on management strategy Missoula, MT best. The market produces steady results for that approach at the $566K price point.
Does a duplex house hack pencil in Missoula, MT?
For house hackers, Missoula, MT is a challenging. The $1,372/mo rent on a unit helps defray the mortgage on a $566K property.
You know 59802 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 59802 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 59802 ranks in Missoula, MT
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