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Valley County/Glentana/59240

59240

ZIPSAFMR
Valley County, MT
Zillow

ZIP Investment Score

55Below average

095130300
BRFMR
Eff. Rent
0 BR$920$920
1 BR$1,020$1,020
2 BR$1,200$1,200
3 BR$1,660$1,660
4 BR$1,840$1,840
5 BR$2,116Not available
6 BR$2,433Not available
7 BR$2,798Not available
8 BR$3,218Not 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 59240 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59240 (Glentana, MT) is $1,200 a month. That is unchanged from FY 2026. Glentana is in the Valley 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 $1,202. Among 14 ZIP codes in Valley County, 59240 is tied for the 8th-highest two-bedroom rent (county range $1,080–$1,400). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59240 is 8% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59240
BedroomsFY 2027Change90–110% range
Studio$920+2.2%$828–$1,012
1BR$1,020+12.1%$918–$1,122
2BR$1,2000.0%$1,080–$1,320
3BR$1,660+5.7%$1,494–$1,826
4BR$1,840+5.1%$1,656–$2,024

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59240
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$920$1,020$1,200$1,660$1,840
FY 2026$900$910$1,200$1,570$1,750
FY 2025$850$880$1,160$1,480$1,740
FY 2024area FMR$658$689$905$1,170$1,373
FY 2023area FMR$596$628$826$1,120$1,203

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

Two-bedroom rent in nearby Valley County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59240
59223$1,400+16.7%
59225$1,270+5.8%
59230$1,210+0.8%
59231$1,210+0.8%
59240Current$1,200—
59241$1,080−10.0%
59244$1,2000.0%
59248$1,360+13.3%
59250$1,080−10.0%
59253$1,080−10.0%
59260$1,170−2.5%
59261$1,260+5.0%

Questions about ZIP 59240 rents

How much will Section 8 pay for a two-bedroom in ZIP 59240?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,202, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,082 to $1,322 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 59240 in?

ZIP 59240 is in the Valley County, MT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,202.

How much did fair market rent change in ZIP 59240 for FY 2027?

The two-bedroom FMR was unchanged at $1,200 in FY 2027. Since FY 2025 it has risen 3.4%.

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 rentGlentana, MT fair market rentMT statewide rentsWhat is SAFMR?Data sources