Location: Toole County, MT | Metro: Liberty County, MT
| Unit Size | Monthly FMR |
|---|---|
| Studio | $940 |
| 1 Bedroom | $1,050 |
| 2 Bedrooms | $1,260 |
| 3 Bedrooms | $1,730 |
| 4 Bedrooms | $1,860 |
| 5 Bedrooms | $2,158 |
| 6 Bedrooms | $2,417 |
| 7 Bedrooms | $2,610 |
| 8 Bedrooms | $2,741 |
U.S. Census Bureau data (2024)
The Section 8 housing market in ZIP code 59444, located in Toole County, MT, presents a unique opportunity for landlords and small-portfolio investors. According to the latest HUD Fair Market Rent (FMR) data for fiscal year 2026, the FMR for the metro area is set at $1,390. This figure is significantly higher than the market rent reported by the Census American Community Survey (ACS), which stands at $875. The disparity between these two figures indicates that properties rented under the Section 8 program will likely cashflow well above the market average.
To further analyze the investment potential, it's worth noting that the median home value in the area is listed as N/A, suggesting a rental market focus rather than a robust homebuying market. With the FMR exceeding the market rent, the rent-to-price ratio for the area leans heavily towards favoring rental investments, particularly those participating in the Section 8 program.
The dynamics of days on market (DOM) and the percentage of price cuts are also important factors. However, with both figures listed as N/A, it suggests that the market is relatively stable, with few fluctuations in property values or rental turnovers. This stability can be beneficial for investors looking for consistent cashflow without the risk of sudden market changes.
In conclusion, given the favorable cashflow potential due to the substantial difference between the HUD FMR and the actual market rent, the strongest investor angle in ZIP 59444 is undoubtedly cashflow. Properties rented under the Section 8 program at the FMR will provide a significant financial buffer over typical market rents, making it an attractive option for landlords and small-portfolio investors.
Data Sources: FMR data from HUD (2027). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.