Real Estate Investing in Proctor, Montana (59920)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 59920 (Proctor, 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: 16.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 42.7 — 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 Proctor, MT (59920)?
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Market Analysis: 59920 Proctor
Not every below-median market is a bargain. Proctor's 59920 ZIP clocks in at signals that favor experienced operators who can absorb the risk $696K pricing implies.
Meanwhile, the numbers look inviting — $696K purchase price, 0.0% nominal cap — the work to hit that pro forma in 59920 is substantial and deserves full respect.
The gap between 59920 and stronger Proctor ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
From a cash-flow lens, 1,635 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.
Strategy in 59920 is an operator game, not a passive one. On balance, entry prices of $696K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Proctor:
Property Strategy for 59920
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $447,044 | $1,150 | 1.9% | — | $447,044 |
| 2BR | $583,102 | $1,510 | 1.9% | +11.7% | $291,551 |
| 3BR | $716,813 | $1,980 | 2.0% | +11.3% | $238,938 |
| 4BR | $848,972 | $2,530 | 2.1% | +10.1% | $212,243 |
Market Trends
Home Value History (with trend line)
📊 How Does 59920 Compare?
| Metric | 59920 | Proctor | Kalispell, MT | Montana |
|---|---|---|---|---|
| Home Value | $696,187 | $849,396 | N/A | $457,278 |
| 5-Year CAGR | 5.4% | 6.3% | N/A | 9.2% |
| Avg Rent | $1,359 | $1,347 | N/A | - |
| Cap Rate | 1.5% | 1.3% | - | - |
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 59920 (Proctor, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $696,187 |
| Monthly Rent | $1,359 |
| Price-to-Rent | 42.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (1.5%). 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 59920
Population: 1,635
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 59920
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 776 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Proctor, MT?
Proctor, MT median home values land near $696K. That is reasonable territory for investors looking at $1,359/mo-per-month rentals.
What is it like being a landlord in Proctor, MT?
MT ranks as a landlord-friendly state for landlord-tenant law. Proctor generally follows the statewide framework, so landlords face reasonable operating rules.
What is the tenant pool like in Proctor, MT?
Expect a solid tenant pool in Proctor, MT. The rental market absorbs $1,359/mo rents without meaningful friction.
Does a duplex house hack pencil in Proctor, MT?
For house hackers, Proctor, MT is a challenging. The $1,359/mo rent on a unit helps defray the mortgage on a $696K property.
Is real estate in Proctor, MT a good investment right now?
Proctor, MT scores 3.0/5 for investability. Home values sit at $696K and rents near $1,359/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 59920 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 59920 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 59920 ranks in Kalispell, MT
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