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Chouteau County/Fort Benton/59442

59442

ZIPSAFMR
Chouteau County, MT
Zillow

ZIP Investment Score

86Below average

095130300
BRFMR
Eff. Rent
0 BR$910$910
1 BR$910$910
2 BR$1,190$1,190
3 BR$1,650$1,650
4 BR$1,780$1,780
5 BR$2,047Not available
6 BR$2,354Not available
7 BR$2,707Not available
8 BR$3,113Not available

Purchase Price Calculator

Maximum purchase price
$114,917

Cost breakdown

+Likely effective rent$1,190
HUD FMRUsed$1,190
Market rentN/A
Est. payment standardN/A
-Principal and interest-$581
Loan amount$91,934
Down payment$22,983
Rate6.50%
Term30 years
-Operating costs-$409
Property taxes-$115
Insurance-$175
Utilities$0
HOA$0
Management-$119
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,330(84.1% ROI)
Projected value
$123,753
Return breakdown
Property appreciation+$8,836
Loan principal paid down+$3,294
Rental cash flow+$7,200
5-year hold
+$32,975(143.5% ROI)
Projected value
$130,018
Return breakdown
Property appreciation+$15,101
Loan principal paid down+$5,874
Rental cash flow+$12,000
10-year hold
+$70,182(305.4% ROI)
Projected value
$147,103
Return breakdown
Property appreciation+$32,186
Loan principal paid down+$13,996
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 59442 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59442 (Fort Benton, MT) is $1,190 a month. That is up 1.7% from $1,170 in FY 2026. Fort Benton is in the Chouteau 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 $1,310. Among 13 ZIP codes in Chouteau County, 59442 has the 11th-highest two-bedroom rent (county range $1,180–$1,970). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59442 is 9% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59442
BedroomsFY 2027Change90–110% range
Studio$910+3.4%$819–$1,001
1BR$910+2.2%$819–$1,001
2BR$1,190+1.7%$1,071–$1,309
3BR$1,650+10.7%$1,485–$1,815
4BR$1,780+1.7%$1,602–$1,958

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59442
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$910$910$1,190$1,650$1,780
FY 2026$880$890$1,170$1,490$1,750
FY 2025$810$850$1,110$1,350$1,660
FY 2024area FMR$658$689$905$1,094$1,283
FY 2023area FMR$637$671$883$1,075$1,230

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

Two-bedroom rent in nearby Chouteau County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59442
59404$1,550+30.3%
59416$1,330+11.8%
59420$1,280+7.6%
59433$1,370+15.1%
59440$1,620+36.1%
59442Current$1,190—
59446$1,460+22.7%
59447$1,180−0.8%
59450$1,970+65.5%
59460$1,300+9.2%
59520$1,480+24.4%
59521$1,500+26.1%

Questions about ZIP 59442 rents

How much will Section 8 pay for a two-bedroom in ZIP 59442?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,310, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,179 to $1,441 a month; under the ZIP-level Small Area FMR of $1,190 it would be $1,071 to $1,309. 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 59442 in?

ZIP 59442 is in the Chouteau County, MT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,310.

How much did fair market rent change in ZIP 59442 for FY 2027?

The two-bedroom FMR rose 1.7%, from $1,170 in FY 2026 to $1,190 in FY 2027. Since FY 2025 it has risen 7.2%.

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