Rental numbers for ZIP 59102 (Billings, MT)
Negative cash flow at any interest rate with 25% down: the rent does not cover operating costs and principal.
- Gross yield
- 4.5%
- rent x 12 / price
- Est. cap rate
- 1.5%
- NOI / price
- Cash flow
- -$1,581/mo
- at 7.78%, 25% down
- Typical price
- $382,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $1,430/mo
- Zillow ZORI, Aug 2026
The pro forma
Typical home, default assumptions
| Operator | Line | Amount | Source |
|---|---|---|---|
| Gross rent | $17,160 | ||
| Vacancy | $858 | ||
| Management | $1,304 | ||
| Property tax | $3,282 | ||
| Insurance | $2,122 | ||
| Maintenance | $3,825 | ||
| Net operating income | $5,769 | ||
| Loan payments | $24,733 | ||
| Cash flow | -$18,964 |
| Operator | Line | Amount | Source |
|---|---|---|---|
| Typical price | $382,488 | ||
| Down payment (25%) | $95,622 | ||
| Loan | $286,866 | ||
| Rate | 7.78% | ||
| Monthly payment | $2,061 | ||
| Cash in | $107,097 | ||
| Cash-on-cash return | -17.7% | ||
| DSCR | 0.23 | ||
| Break-even rate | none |
Assumptions
Change them in the calculator- Down payment25%
- A common minimum for investment-property and DSCR loans.
- Interest rate7.78%
- Freddie Mac 30-year 7.03% (week of 2026-09-24) + 0.75 point investor premium.
- Loan term30 years
- Fixed, fully amortising.
- Closing costs3% of price
- Added to cash invested.
- Insurance$2,122 a year
- NAIC 2023 average homeowners (HO-3) premium for Montana, $1,768, x 1.2 for a landlord policy.
- Maintenance1% of price a year
- The 1% rule of thumb; older homes run higher.
- Vacancy5% of rent
- About 18 days empty a year.
- Management8% of collected rent
- A typical full-service fee; zero if you self-manage.
Trends
Five years to August 2026
- Price, 12 months
- +2.1%
- Rent, 12 months
- +2.1%
- Rent minus price growth
- +0.0 pts
- positive means yields are improving
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $302,684 | $1,102 |
| Aug 2022 | $353,906 | $1,309 |
| Aug 2023 | $366,560 | $1,319 |
| Aug 2024 | $370,694 | $1,350 |
| Aug 2025 | $374,552 | $1,400 |
| Aug 2026 | $382,488 | $1,430 |
Rent references
Two sources, never blended
| Source | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| HUD Small Area FMR, FY2026 | $1,060 | $1,160 | $1,480 | $2,040 | $2,310 |
| Zillow observed rent, Aug 2026 | $1,430 typical, all home types | ||||
HUD's Fair Market Rent is the 40th percentile gross rent (rent plus utilities) for a standard unit, and it is what Section 8 vouchers pay against. Zillow's index tracks asking rents on listed homes. The two measure different things, so they are shown side by side and never averaged. HUD area: Billings, MT HUD Metro FMR Area.
Property tax
- Effective rate
- 0.86%
- ZIP area, ACS
- At the typical price
- $3,282/yr
Median real estate taxes paid divided by median home value, Census ACS 2020 to 2024. Yellowstone County: 0.81%. Actual bills depend on the assessment, exemptions and any non-homestead rate.
Supply
- Permits per 1,000 households
- 14.3
- Yellowstone County, last 12 months
- National percentile
- 82th
- among US counties
999 new housing units permitted in 2025-09 to 2026-08, Census Building Permits Survey. A high figure means more new supply competing for tenants.
Nearby ZIP codes
| ZIP | Distance | Typical price | Rent | Gross yield | Cash flow /mo |
|---|---|---|---|---|---|
| 59106Billings | 6.7 mi | $543,000 | $1,712 | 3.8% | -$2,416 |
| 59105Billings | 9.1 mi | $419,000 | $1,342 | 3.8% | -$1,891 |
| 59044Laurel | 11.6 mi | $375,000 | $1,390 | 4.5% | -$1,497 |
| 59057Molt | 18.7 mi | $593,000 | $1,440* | 2.9% | -$2,896 |
| 59101Billings | 18.8 mi | $333,000 | $1,229 | 4.4% | -$1,428 |
| 59037Huntley | 18.9 mi | $496,000 | $1,370* | 3.3% | -$2,354 |
| 59063Park City | 20.4 mi | $517,000 | $1,430* | 3.3% | -$2,401 |
| 59079Shepherd | 22.4 mi | $471,000 | $1,980* | 5.0% | -$1,656 |
* HUD Fair Market Rent, 2 bedroom (no Zillow rent index for that ZIP).
Run the numbers on a real listing
The calculator opens with this ZIP's figures. Swap in a listing's price and rent, your rate and your costs.
Open the calculator for 59102Questions
- Is 59102 good for rental property?
- On the typical home here, priced at $382,000 and renting for $1,430 a month (Zillow ZORI, Aug 2026), the gross yield is 4.5% and the estimated cap rate is 1.5%. At a 7.78% investor rate with 25% down, estimated cash flow is -$1,581 a month. The median gross yield across the 8,418 ZIP codes with full Zillow data is 5.6%. These are figures for a typical property, not a judgement on any particular one.
- What is the typical rent in 59102?
- Zillow's observed rent index for 59102 was $1,430 a month in August 2026, across all home types. HUD's FY2026 Small Area Fair Market Rent for a 2-bedroom here is $1,480, the 40th percentile of gross rents and the basis for Section 8 payment standards.
- What is the property tax rate in 59102?
- The effective property tax rate is about 0.86% of value (median taxes paid divided by median home value, Census ACS 2020 to 2024). On the typical $382,000 home that is about $3,282 a year. Your bill depends on the assessment and local exemptions.
- What interest rate makes a rental in 59102 break even?
- With the default assumptions, no interest rate brings cash flow to zero: rent does not cover operating costs plus principal on a 30-year loan with 25% down.
- How fast are prices and rents changing in 59102?
- Over the 12 months to August 2026, the typical home value changed +2.1% and the typical rent changed +2.1%. Rents rising faster than prices pushes yields up.
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).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- 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.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
- NAIC Homeowners Insurance Report, data for 2023
National Association of Insurance Commissioners. Read: 2023.
Average HO-3 homeowners premium by state, multiplied by 1.2 as a landlord-policy assumption.
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.