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Lewis and Clark County/East Helena/59635

59635

ZIPSAFMR
Lewis and Clark County, MT
Zillow

ZIP Investment Score

66Below average

095130300
BRFMR
Eff. Rent
0 BR$1,060$1,170
1 BR$1,230$1,350
2 BR$1,520$1,650
3 BR$2,090$2,250
4 BR$2,190$2,410
5 BR$2,519Not available
6 BR$2,896Not available
7 BR$3,331Not available
8 BR$3,830Not available

Purchase Price Calculator

Maximum purchase price
$183,273

Cost breakdown

+Likely effective rent$1,650
HUD FMR$1,520
Market rent$1,720
Est. payment standard (109%)Used$1,650
-Principal and interest-$927
Loan amount$146,618
Down payment$36,655
Rate6.50%
Term30 years
-Operating costs-$523
Property taxes-$183
Insurance-$175
Utilities$0
HOA$0
Management-$165
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$26,545(72.4% ROI)
Projected value
$197,365
Return breakdown
Property appreciation+$14,092
Loan principal paid down+$5,253
Rental cash flow+$7,200
5-year hold
+$45,451(124.0% ROI)
Projected value
$207,356
Return breakdown
Property appreciation+$24,084
Loan principal paid down+$9,367
Rental cash flow+$12,000
10-year hold
+$97,653(266.4% ROI)
Projected value
$234,605
Return breakdown
Property appreciation+$51,332
Loan principal paid down+$22,321
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.80
1 BR
0.80
2 BR
0.88
3 BR
0.89
4 BR
0.85
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 59635 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59635 (East Helena, MT) is $1,520 a month. That is down 1.9% from $1,550 in FY 2026. East Helena is in the Lewis and Clark County, MT HUD Metro 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 metro-wide two-bedroom FMR of $1,653. Among 17 ZIP codes in Lewis and Clark County, 59635 has the 13th-highest two-bedroom rent (county range $1,120–$2,040). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59635 is 16% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59635
BedroomsFY 2027Change90–110% range
Studio$1,060−0.9%$954–$1,166
1BR$1,230−2.4%$1,107–$1,353
2BR$1,520−1.9%$1,368–$1,672
3BR$2,090−0.5%$1,881–$2,299
4BR$2,190−7.2%$1,971–$2,409

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59635
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,060$1,230$1,520$2,090$2,190
FY 2026$1,070$1,260$1,550$2,100$2,360
FY 2025$1,050$1,200$1,520$2,010$2,300
FY 2024area FMR$729$837$1,057$1,370$1,575
FY 2023area FMR$683$791$1,003$1,292$1,498

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

Two-bedroom rent in nearby Lewis and Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59635
59620$1,650+8.6%
59623$1,650+8.6%
59624$1,650+8.6%
59625$1,650+8.6%
59626$1,650+8.6%
59633$1,480−2.6%
59634$1,610+5.9%
59635Current$1,520—
59636$1,910+25.7%
59639$1,120−26.3%
59640$2,040+34.2%
59648$1,690+11.2%

Questions about ZIP 59635 rents

How much will Section 8 pay for a two-bedroom in ZIP 59635?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,653, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,488 to $1,818 a month; under the ZIP-level Small Area FMR of $1,520 it would be $1,368 to $1,672. 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 59635 in?

ZIP 59635 is in the Lewis and Clark County, MT HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,653.

How much did fair market rent change in ZIP 59635 for FY 2027?

The two-bedroom FMR fell 1.9%, from $1,550 in FY 2026 to $1,520 in FY 2027. Since FY 2025 it has risen 0.0%.

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