Rental numbers for ZIP 59633 (Canyon Creek, MT)
Negative cash flow at any interest rate with 25% down: the rent does not cover operating costs and principal.
- Gross yield
- 3.5%
- rent x 12 / price
- Est. cap rate
- 1.1%
- NOI / price
- Cash flow
- -$2,313/mo
- at 7.78%, 25% down
- Typical price
- $517,000
- Zillow ZHVI, Aug 2026
- HUD Fair Market Rent
- $1,510/mo
- HUD Fair Market Rent, 2 bedroom, FY2026
The pro forma
Typical home, default assumptions
| Operator | Line | Amount | Source |
|---|---|---|---|
| Gross rent | $18,120 | ||
| Vacancy | $906 | ||
| Management | $1,377 | ||
| Property tax | $2,836 | ||
| Insurance | $2,122 | ||
| Maintenance | $5,175 | ||
| Net operating income | $5,704 | ||
| Loan payments | $33,463 | ||
| Cash flow | -$27,759 |
| Operator | Line | Amount | Source |
|---|---|---|---|
| Typical price | $517,491 | ||
| Down payment (25%) | $129,373 | ||
| Loan | $388,118 | ||
| Rate | 7.78% | ||
| Monthly payment | $2,789 | ||
| Cash in | $144,897 | ||
| Cash-on-cash return | -19.2% | ||
| DSCR | 0.17 | ||
| 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
- +6.2%
- Rent, 12 months
- n/a
- no Zillow rent series here
- Rent minus price growth
- n/a
- positive means yields are improving
Show the numbers
| Month | Typical value |
|---|---|
| Aug 2021 | $376,126 |
| Aug 2022 | $469,622 |
| Aug 2023 | $460,689 |
| Aug 2024 | $480,134 |
| Aug 2025 | $487,120 |
| Aug 2026 | $517,491 |
Rent references
Two sources, never blended
| Source | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| HUD Small Area FMR, FY2026 | $1,050 | $1,210 | $1,510 | $2,070 | $2,300 |
| Zillow observed rent, Aug 2026 | not published for this ZIP | ||||
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: Lewis and Clark County, MT HUD Metro FMR Area.
Property tax
- Effective rate
- 0.55%
- ZIP area, ACS
- At the typical price
- $2,836/yr
Median real estate taxes paid divided by median home value, Census ACS 2020 to 2024. Lewis and Clark County: 0.79%. Actual bills depend on the assessment, exemptions and any non-homestead rate.
Supply
- Permits per 1,000 households
- 16.7
- Lewis and Clark County, last 12 months
- National percentile
- 86th
- among US counties
522 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 |
|---|---|---|---|---|---|
| 59648Wolf Creek | 20.0 mi | $478,000 | $1,690* | 4.2% | -$1,871 |
| 59601Helena | 21.0 mi | $442,000 | $1,515 | 4.1% | -$1,932 |
| 59602Helena | 21.5 mi | $533,000 | $1,887 | 4.3% | -$2,165 |
| 59728Elliston | 21.8 mi | $430,000 | $1,190* | 3.3% | -$1,968 |
| 59731Avon | 25.8 mi | $431,000 | $1,230* | 3.4% | -$1,981 |
| 59634Clancy | 29.8 mi | $649,000 | $1,750* | 3.2% | -$3,024 |
| 59635East Helena | 31.0 mi | $436,000 | $1,625 | 4.5% | -$1,732 |
| 59639Lincoln | 32.1 mi | $368,000 | $1,180* | 3.9% | -$1,606 |
* 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 59633Questions
- Is 59633 good for rental property?
- On the typical home here, priced at $517,000 and renting for $1,510 a month (HUD Fair Market Rent, 2 bedroom, FY2026), the gross yield is 3.5% and the estimated cap rate is 1.1%. At a 7.78% investor rate with 25% down, estimated cash flow is -$2,313 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 59633?
- Zillow does not publish a rent index for 59633. HUD's FY2026 Small Area Fair Market Rent for a 2-bedroom here is $1,510, the 40th percentile of gross rents and the basis for Section 8 payment standards.
- What is the property tax rate in 59633?
- The effective property tax rate is about 0.55% of value (median taxes paid divided by median home value, Census ACS 2020 to 2024). On the typical $517,000 home that is about $2,836 a year. Your bill depends on the assessment and local exemptions.
- What interest rate makes a rental in 59633 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 59633?
- Over the 12 months to August 2026, the typical home value changed +6.2%.
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.
- 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.