Location: Sanders County, MT | Metro: Mineral County, MT HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $850 |
| 1 Bedroom | $980 |
| 2 Bedrooms | $1,230 |
| 3 Bedrooms | $1,470 |
| 4 Bedrooms | $1,870 |
| 5 Bedrooms | $2,169 |
| 6 Bedrooms | $2,429 |
| 7 Bedrooms | $2,623 |
| 8 Bedrooms | $2,754 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $980 | $350,158 | 0.28% | F |
| 2BR | $1,230 | $367,600 | 0.33% | F |
| 3BR | $1,470 | $497,892 | 0.3% | F |
| 4BR | $1,870 | $569,551 | 0.33% | F |
U.S. Census Bureau data (2024)
The rent math in ZIP 59859, located in Plains, MT, and part of the Sanders County, MT metro area, does not currently work in favor of landlords. The Federal Market Rent (FMR) for FY 2026 is set at $1,190, while the actual market rent reported by the Census ACS is only $865. This discrepancy means that landlords may struggle to cover costs and make a profit if they rely on current market rents.
Acquisition in this ZIP code is somewhat affordable, with a median home value of $447,940. However, the lack of data regarding days on the market (DOM) and the price-cut share indicates a potentially stagnant market. Landlords and small-portfolio investors should proceed with caution, considering the limited information available on recent sales trends.
Tenant demand in ZIP 59859 is relatively low. With a total population of 4,360 and a renter share of 21.8%, there are fewer potential tenants compared to areas with higher renter shares. This could lead to challenges in filling units and maintaining occupancy rates.
Verdict: ZIP 59859 presents a challenging investment environment for landlords and small-portfolio investors. The rent math is unfavorable due to the gap between FMR and actual market rents, making it difficult to achieve profitability. While the median home value suggests that acquisition is possible within a reasonable budget, the absence of recent sales activity and low tenant demand pose significant risks. These factors collectively indicate that this ZIP code may not be an ideal location for real estate investments focused on rental income.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.