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Cascade County/Sun River/59483

59483

ZIPSAFMR
Cascade County, MT
Zillow

ZIP Investment Score

75Below average

095130300
BRFMR
Eff. Rent
0 BR$1,110$1,110
1 BR$1,130$1,130
2 BR$1,470$1,470
3 BR$2,040$2,040
4 BR$2,230$2,230
5 BR$2,565Not available
6 BR$2,949Not available
7 BR$3,392Not available
8 BR$3,900Not available

Purchase Price Calculator

Maximum purchase price
$156,525

Cost breakdown

+Likely effective rent$1,470
HUD FMRUsed$1,470
Market rentN/A
Est. payment standardN/A
-Principal and interest-$791
Loan amount$125,220
Down payment$31,305
Rate6.50%
Term30 years
-Operating costs-$479
Property taxes-$157
Insurance-$175
Utilities$0
HOA$0
Management-$147
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$23,722(75.8% ROI)
Projected value
$168,560
Return breakdown
Property appreciation+$12,035
Loan principal paid down+$4,486
Rental cash flow+$7,200
5-year hold
+$40,569(129.6% ROI)
Projected value
$177,094
Return breakdown
Property appreciation+$20,569
Loan principal paid down+$8,000
Rental cash flow+$12,000
10-year hold
+$86,904(277.6% ROI)
Projected value
$200,365
Return breakdown
Property appreciation+$43,840
Loan principal paid down+$19,063
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
--
Tax rate
--
Mortgage rate
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ZIP 59483 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59483 (Sun River, MT) is $1,470 a month. That is up 9.7% from $1,340 in FY 2026. Sun River 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, 59483 has the 5th-highest two-bedroom rent (county range $1,160–$1,960). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59483 is 12% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59483
BedroomsFY 2027Change90–110% range
Studio$1,110+11.0%$999–$1,221
1BR$1,130+9.7%$1,017–$1,243
2BR$1,470+9.7%$1,323–$1,617
3BR$2,040+9.7%$1,836–$2,244
4BR$2,230+5.2%$2,007–$2,453

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59483
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,110$1,130$1,470$2,040$2,230
FY 2026$1,000$1,030$1,340$1,860$2,120
FY 2025$910$960$1,250$1,750$1,980
FY 2024$690$730$960$1,350$1,530
FY 2023$640$680$890$1,250$1,400

Two-bedroom rent in nearby Cascade County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59483
59436$1,580+7.5%
59440$1,620+10.2%
59443$1,440−2.0%
59463$1,310−10.9%
59465$1,310−10.9%
59468$1,420−3.4%
59472$1,340−8.8%
59477$1,330−9.5%
59480$1,310−10.9%
59483Current$1,470—
59485$1,960+33.3%
59487$1,260−14.3%

Questions about ZIP 59483 rents

How much will Section 8 pay for a two-bedroom in ZIP 59483?

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 $1,470 it would be $1,323 to $1,617. 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 59483 in?

ZIP 59483 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 59483 for FY 2027?

The two-bedroom FMR rose 9.7%, from $1,340 in FY 2026 to $1,470 in FY 2027. Since FY 2023 it has risen 65.2%.

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