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Wheatland County/Two Dot/59085

59085

ZIPSAFMR
Wheatland County, MT
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$910$910
1 BR$940$940
2 BR$1,200$1,200
3 BR$1,640$1,640
4 BR$1,870$1,870
5 BR$2,151Not available
6 BR$2,473Not available
7 BR$2,844Not available
8 BR$3,271Not available

Purchase Price Calculator

Maximum purchase price
$116,403

Cost breakdown

+Likely effective rent$1,200
HUD FMRUsed$1,200
Market rentN/A
Est. payment standardN/A
-Principal and interest-$589
Loan amount$93,122
Down payment$23,281
Rate6.50%
Term30 years
-Operating costs-$411
Property taxes-$116
Insurance-$175
Utilities$0
HOA$0
Management-$120
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,487(83.7% ROI)
Projected value
$125,353
Return breakdown
Property appreciation+$8,950
Loan principal paid down+$3,336
Rental cash flow+$7,200
5-year hold
+$33,246(142.8% ROI)
Projected value
$131,699
Return breakdown
Property appreciation+$15,296
Loan principal paid down+$5,950
Rental cash flow+$12,000
10-year hold
+$70,780(304.0% ROI)
Projected value
$149,006
Return breakdown
Property appreciation+$32,603
Loan principal paid down+$14,177
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 59085 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59085 (Two Dot, MT) is $1,200 a month. That is up 2.6% from $1,170 in FY 2026. Two Dot is in the Wheatland County, MT non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,119. Among 5 ZIP codes in Wheatland County, 59085 has the 5th-highest two-bedroom rent (county range $1,200–$1,320). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59085 is 8% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59085
BedroomsFY 2027Change90–110% range
Studio$910+3.4%$819–$1,001
1BR$940+2.2%$846–$1,034
2BR$1,200+2.6%$1,080–$1,320
3BR$1,640+1.9%$1,476–$1,804
4BR$1,870+2.7%$1,683–$2,057

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59085
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$910$940$1,200$1,640$1,870
FY 2026$880$920$1,170$1,610$1,820
FY 2025$810$860$1,110$1,470$1,770
FY 2024area FMR$658$689$905$1,177$1,425
FY 2023area FMR$596$628$826$1,027$1,293

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Wheatland County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59085
59036$1,210+0.8%
59074$1,320+10.0%
59078$1,250+4.2%
59085Current$1,200—
59453$1,310+9.2%

Questions about ZIP 59085 rents

How much will Section 8 pay for a two-bedroom in ZIP 59085?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,119, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,007 to $1,231 a month; under the ZIP-level Small Area FMR of $1,200 it would be $1,080 to $1,320. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 59085 in?

ZIP 59085 is in the Wheatland County, MT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,119.

How much did fair market rent change in ZIP 59085 for FY 2027?

The two-bedroom FMR rose 2.6%, from $1,170 in FY 2026 to $1,200 in FY 2027. Since FY 2025 it has risen 8.1%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentTwo Dot, MT fair market rentMT statewide rentsWhat is SAFMR?Data sources