Montana
Lewis and Clark County
72,580 residents248 permits TTM$74,543 median HHI11 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$358,200
ACS 5-Year
Cap rate proxy
3.6%
FMR × 0.65 ÷ Home Value
Rent-to-income
17.1%
HUD FMR ÷ ACS HHI
Net migration
+1.57%
IRS SOI
Permits (TTM)
248
Census BPS
Climate risk
71.2
FEMA NRI (0–100)
ZIP code breakdown11 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 59410 | — | — | — | 3.6% | — |
| 59601 | — | — | — | 4.0% | — |
| 59602 | — | — | — | 2.5% | — |
| 59623 | — | — | — | 3.6% | — |
| 59625 | — | — | — | 3.6% | — |
Ranked by composite score
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Demographics
Owner-occupied
69.7%
Census ACS
Vacancy rate
9.4%
Census ACS
Bachelor's degree +
42.8%
Census ACS
Rent burdened
39.9%
Census ACS (>30% income)
Median age
41.3
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026