Highest rental yield ZIP codes in Montana
Top 26
| # | ZIP | Typical price | Rent | Gross yield | Est. cap rate | Cash flow /mo | Rent 12m |
|---|---|---|---|---|---|---|---|
| 1 | 59701Butte, MT | $285,000 | $1,441 | 6.1% | 2.5% | -$933 | +2.1% |
| 2 | 59401Great Falls, MT | $290,000 | $1,248 | 5.2% | 1.8% | -$1,130 | +8.3% |
| 3 | 59405Great Falls, MT | $330,000 | $1,386 | 5.1% | 1.9% | -$1,259 | +2.8% |
| 4 | 59404Great Falls, MT | $392,000 | $1,622 | 5.0% | 1.9% | -$1,484 | +5.7% |
| 5 | 59714Belgrade, MT | $553,000 | $2,256 | 4.9% | 2.2% | -$1,957 | +3.0% |
| 6 | 59102Billings, MT | $382,000 | $1,430 | 4.5% | 1.5% | -$1,581 | +2.1% |
| 7 | 59635East Helena, MT | $436,000 | $1,625 | 4.5% | 1.7% | -$1,732 | n/a |
| 8 | 59044Laurel, MT | $375,000 | $1,390 | 4.5% | 1.7% | -$1,497 | n/a |
| 9 | 59101Billings, MT | $333,000 | $1,229 | 4.4% | 1.3% | -$1,428 | +5.3% |
| 10 | 59602Helena, MT | $533,000 | $1,887 | 4.3% | 1.6% | -$2,165 | n/a |
| 11 | 59718Bozeman, MT | $643,000 | $2,213 | 4.1% | 1.7% | -$2,553 | +3.4% |
| 12 | 59901Kalispell, MT | $561,000 | $1,929 | 4.1% | 1.6% | -$2,287 | +3.4% |
| 13 | 59601Helena, MT | $442,000 | $1,515 | 4.1% | 1.2% | -$1,932 | +2.3% |
| 14 | 59803Missoula, MT | $637,000 | $2,185 | 4.1% | 1.4% | -$2,681 | n/a |
| 15 | 59105Billings, MT | $419,000 | $1,342 | 3.8% | 1.1% | -$1,891 | +4.9% |
| 16 | 59106Billings, MT | $543,000 | $1,712 | 3.8% | 1.1% | -$2,416 | +0.9% |
| 17 | 59937Whitefish, MT | $878,000 | $2,680 | 3.7% | 1.5% | -$3,660 | n/a |
| 18 | 59801Missoula, MT | $503,000 | $1,509 | 3.6% | 0.8% | -$2,392 | +0.7% |
| 19 | 59912Columbia Falls, MT | $611,000 | $1,810 | 3.6% | 1.2% | -$2,675 | n/a |
| 20 | 59808Missoula, MT | $572,000 | $1,659 | 3.5% | 0.8% | -$2,693 | +2.5% |
| 21 | 59860Polson, MT | $579,000 | $1,635 | 3.4% | 1.0% | -$2,632 | n/a |
| 22 | 59922Lakeside, MT | $867,000 | $2,395 | 3.3% | 1.0% | -$3,925 | n/a |
| 23 | 59047Livingston, MT | $556,000 | $1,470 | 3.2% | 0.8% | -$2,625 | +3.3% |
| 24 | 59911Bigfork, MT | $814,000 | $2,138 | 3.1% | 1.0% | -$3,712 | n/a |
| 25 | 59802Missoula, MT | $559,000 | $1,377 | 3.0% | 0.3% | -$2,856 | +3.1% |
| 26 | 59715Bozeman, MT | $880,000 | $2,087 | 2.9% | 0.7% | -$4,242 | +4.0% |
A very high gross yield often goes with low prices, older housing stock and higher vacancy, repair and collection costs than the defaults assume. Open any ZIP to see the full pro forma and change the assumptions.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.