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Broadwater County/Toston/59643

59643

ZIPSAFMR
Broadwater County, MT
Zillow

ZIP Investment Score

64Below average

095130300
BRFMR
Eff. Rent
0 BR$1,240$1,240
1 BR$1,520$1,520
2 BR$1,770$1,770
3 BR$2,350$2,350
4 BR$2,630$2,630
5 BR$3,024Not available
6 BR$3,478Not available
7 BR$4,000Not available
8 BR$4,600Not available

Purchase Price Calculator

Maximum purchase price
$201,105

Cost breakdown

+Likely effective rent$1,770
HUD FMRUsed$1,770
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,017
Loan amount$160,884
Down payment$40,221
Rate6.50%
Term30 years
-Operating costs-$553
Property taxes-$201
Insurance-$175
Utilities$0
HOA$0
Management-$177
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$28,427(70.7% ROI)
Projected value
$216,568
Return breakdown
Property appreciation+$15,463
Loan principal paid down+$5,764
Rental cash flow+$7,200
5-year hold
+$48,706(121.1% ROI)
Projected value
$227,532
Return breakdown
Property appreciation+$26,427
Loan principal paid down+$10,279
Rental cash flow+$12,000
10-year hold
+$104,819(260.6% ROI)
Projected value
$257,431
Return breakdown
Property appreciation+$56,326
Loan principal paid down+$24,493
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 59643 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59643 (Toston, MT) is $1,770 a month. That is down 0.6% from $1,780 in FY 2026. Toston is in the Broadwater 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 $1,755. Among 7 ZIP codes in Broadwater County, 59643 has the 3rd-highest two-bedroom rent (county range $1,520–$1,940). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59643 is 35% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59643
BedroomsFY 2027Change90–110% range
Studio$1,240−0.8%$1,116–$1,364
1BR$1,520+1.3%$1,368–$1,672
2BR$1,770−0.6%$1,593–$1,947
3BR$2,350+2.6%$2,115–$2,585
4BR$2,630−8.7%$2,367–$2,893

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59643
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,240$1,520$1,770$2,350$2,630
FY 2026$1,250$1,500$1,780$2,290$2,880
FY 2025$1,230$1,400$1,720$2,240$2,790
FY 2024area FMR$829$938$1,141$1,380$1,796
FY 2023area FMR$715$775$992$1,207$1,553

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

Two-bedroom rent in nearby Broadwater County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59643
59635$1,520−14.1%
59641$1,760−0.6%
59643Current$1,770—
59644$1,800+1.7%
59645$1,580−10.7%
59647$1,740−1.7%
59752$1,940+9.6%

Questions about ZIP 59643 rents

How much will Section 8 pay for a two-bedroom in ZIP 59643?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,755, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,580 to $1,931 a month; under the ZIP-level Small Area FMR of $1,770 it would be $1,593 to $1,947. 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 59643 in?

ZIP 59643 is in the Broadwater County, MT HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,755.

How much did fair market rent change in ZIP 59643 for FY 2027?

The two-bedroom FMR fell 0.6%, from $1,780 in FY 2026 to $1,770 in FY 2027. Since FY 2025 it has risen 2.9%.

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