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Jefferson County/Cardwell/59721

59721

ZIPSAFMR
Jefferson County, MT
Zillow

ZIP Investment Score

38Below average

095130300
BRFMR
Eff. Rent
0 BR$1,040$1,040
1 BR$1,090$1,090
2 BR$1,390$1,390
3 BR$1,870$1,870
4 BR$2,330$2,330
5 BR$2,680Not available
6 BR$3,081Not available
7 BR$3,544Not available
8 BR$4,075Not available

Purchase Price Calculator

Maximum purchase price
$144,637

Cost breakdown

+Likely effective rent$1,390
HUD FMRUsed$1,390
Market rentN/A
Est. payment standardN/A
-Principal and interest-$731
Loan amount$115,710
Down payment$28,927
Rate6.50%
Term30 years
-Operating costs-$459
Property taxes-$145
Insurance-$175
Utilities$0
HOA$0
Management-$139
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$22,467(77.7% ROI)
Projected value
$155,758
Return breakdown
Property appreciation+$11,121
Loan principal paid down+$4,146
Rental cash flow+$7,200
5-year hold
+$38,399(132.7% ROI)
Projected value
$163,643
Return breakdown
Property appreciation+$19,006
Loan principal paid down+$7,393
Rental cash flow+$12,000
10-year hold
+$82,126(283.9% ROI)
Projected value
$185,148
Return breakdown
Property appreciation+$40,511
Loan principal paid down+$17,615
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
--
Mortgage rate
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ZIP 59721 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59721 (Cardwell, MT) is $1,390 a month. That is up 3.0% from $1,350 in FY 2026. Cardwell is in the Jefferson 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 $1,410. Among 10 ZIP codes in Jefferson County, 59721 is tied for the 7th-highest two-bedroom rent (county range $1,320–$1,940). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59721 is 6% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59721
BedroomsFY 2027Change90–110% range
Studio$1,040+1.0%$936–$1,144
1BR$1,090+4.8%$981–$1,199
2BR$1,390+3.0%$1,251–$1,529
3BR$1,870+8.1%$1,683–$2,057
4BR$2,330+3.1%$2,097–$2,563

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59721
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,040$1,090$1,390$1,870$2,330
FY 2026$1,030$1,040$1,350$1,730$2,260
FY 2025$870$930$1,220$1,620$1,980
FY 2024area FMR$638$716$941$1,326$1,420
FY 2023area FMR$613$697$917$1,303$1,465

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

Two-bedroom rent in nearby Jefferson County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59721
59601$1,650+18.7%
59631$1,350−2.9%
59632$1,320−5.0%
59634$1,610+15.8%
59635$1,520+9.4%
59638$1,510+8.6%
59701$1,420+2.2%
59721Current$1,390—
59752$1,940+39.6%
59759$1,3900.0%

Questions about ZIP 59721 rents

How much will Section 8 pay for a two-bedroom in ZIP 59721?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,410, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,269 to $1,551 a month; under the ZIP-level Small Area FMR of $1,390 it would be $1,251 to $1,529. 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 59721 in?

ZIP 59721 is in the Jefferson County, MT HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,410.

How much did fair market rent change in ZIP 59721 for FY 2027?

The two-bedroom FMR rose 3.0%, from $1,350 in FY 2026 to $1,390 in FY 2027. Since FY 2025 it has risen 13.9%.

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