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Cascade County/Black Eagle/59414

59414

ZIPSAFMR
Cascade County, MT
Zillow

ZIP Investment Score

123Above average

095130300
BRFMR
Eff. Rent
0 BR$970$910
1 BR$980$1,080
2 BR$1,280$1,370
3 BR$1,770$1,800
4 BR$1,950$2,150
5 BR$2,243Not available
6 BR$2,579Not available
7 BR$2,966Not available
8 BR$3,411Not available

Purchase Price Calculator

Maximum purchase price
$141,665

Cost breakdown

+Likely effective rent$1,370
HUD FMR$1,280
Market rent$1,420
Est. payment standard (107%)Used$1,370
-Principal and interest-$716
Loan amount$113,332
Down payment$28,333
Rate6.50%
Term30 years
-Operating costs-$454
Property taxes-$142
Insurance-$175
Utilities$0
HOA$0
Management-$137
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$22,153(78.2% ROI)
Projected value
$152,558
Return breakdown
Property appreciation+$10,893
Loan principal paid down+$4,060
Rental cash flow+$7,200
5-year hold
+$37,857(133.6% ROI)
Projected value
$160,281
Return breakdown
Property appreciation+$18,616
Loan principal paid down+$7,241
Rental cash flow+$12,000
10-year hold
+$80,932(285.6% ROI)
Projected value
$181,343
Return breakdown
Property appreciation+$39,678
Loan principal paid down+$17,254
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.07
1 BR
0.78
2 BR
0.90
3 BR
0.98
4 BR
0.84
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 59414 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59414 (Black Eagle, MT) is $1,280 a month. That is up 12.3% from $1,140 in FY 2026. Black Eagle is in the Great Falls, MT MSA. 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 metro-wide two-bedroom FMR of $1,308. Among 20 ZIP codes in Cascade County, 59414 has the 17th-highest two-bedroom rent (county range $1,160–$1,960). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59414 is 2% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59414
BedroomsFY 2027Change90–110% range
Studio$970+14.1%$873–$1,067
1BR$980+12.6%$882–$1,078
2BR$1,280+12.3%$1,152–$1,408
3BR$1,770+11.3%$1,593–$1,947
4BR$1,950+7.7%$1,755–$2,145

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59414
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$970$980$1,280$1,770$1,950
FY 2026$850$870$1,140$1,590$1,810
FY 2025$780$820$1,080$1,510$1,720
FY 2024$650$690$910$1,280$1,440
FY 2023$600$630$830$1,170$1,310

Two-bedroom rent in nearby Cascade County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59414
59401$1,160−9.4%
59403$1,310+2.3%
59404$1,550+21.1%
59405$1,320+3.1%
59406$1,310+2.3%
59412$1,220−4.7%
59414Current$1,280—
59421$1,350+5.5%
59436$1,580+23.4%
59440$1,620+26.6%
59443$1,440+12.5%
59463$1,310+2.3%

Questions about ZIP 59414 rents

How much will Section 8 pay for a two-bedroom in ZIP 59414?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,308, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,177 to $1,439 a month; under the ZIP-level Small Area FMR of $1,280 it would be $1,152 to $1,408. 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 59414 in?

ZIP 59414 is in the Great Falls, MT MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,308.

How much did fair market rent change in ZIP 59414 for FY 2027?

The two-bedroom FMR rose 12.3%, from $1,140 in FY 2026 to $1,280 in FY 2027. Since FY 2023 it has risen 54.2%.

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