Real Estate Investing in Proctor, Montana (59931)
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Should you buy in 59931 (Proctor, 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: 71.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 71.1 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Proctor, MT (59931)?
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Market Analysis: 59931 Proctor
The 59931 ZIP covers a section of Proctor that demands careful diligence. Prices near $1.2M look accessible, but the work to make a deal cash flow is real.
The investment case in 59931 is robust only for operators who understand what they are buying. A $1.2M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 59931's metrics run below Lake County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 59931 ZIP's population of 249 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
New investors are better served looking at Proctor's stable or hybrid ZIPs before stepping into 59931. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Proctor:
Market Trends
Home Value History (with trend line)
📊 How Does 59931 Compare?
| Metric | 59931 | Proctor | Montana |
|---|---|---|---|
| Home Value | $1,182,553 | $849,396 | $457,278 |
| 5-Year CAGR | 7.9% | 6.3% | 9.2% |
| Avg Rent | $1,386 | $1,347 | - |
| Cap Rate | 0.9% | 1.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 59931 (Proctor, MT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,182,553 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 71.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.4% |
| Cap Rate | 0.9% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 (0.9%). 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 59931
Population: 249
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
Frequently Asked Questions
Which investment style suits Proctor, MT?
Most investors in Proctor, MT run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Are renters plentiful in Proctor, MT?
Expect a solid tenant pool in Proctor, MT. The rental market absorbs $1,386/mo rents without meaningful friction.
Is Proctor, MT landlord-friendly?
Landlord-friendliness in Proctor, MT is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is Proctor, MT a smart market for rental property?
Proctor, MT clocks in at an investability rating of 3.0/5, with median home values near $1.2M and average rents around $1,386/mo. That combination puts it in the sturdy tier for investor interest.
What price range are homes in Proctor, MT?
In Proctor, MT the median home value sits at $1.2M. Against the broader MT market, that reads as reasonable for most investors.
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