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Sanders County/Noxon/59853

59853

ZIPSAFMR
Sanders County, MT
Zillow

ZIP Investment Score

41Below average

095130300
BRFMR
Eff. Rent
0 BR$1,040$1,040
1 BR$1,190$1,190
2 BR$1,510$1,510
3 BR$1,800$1,800
4 BR$2,430$2,430
5 BR$2,795Not available
6 BR$3,214Not available
7 BR$3,696Not available
8 BR$4,250Not available

Purchase Price Calculator

Maximum purchase price
$162,469

Cost breakdown

+Likely effective rent$1,510
HUD FMRUsed$1,510
Market rentN/A
Est. payment standardN/A
-Principal and interest-$822
Loan amount$129,975
Down payment$32,494
Rate6.50%
Term30 years
-Operating costs-$488
Property taxes-$162
Insurance-$175
Utilities$0
HOA$0
Management-$151
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$24,349(74.9% ROI)
Projected value
$174,961
Return breakdown
Property appreciation+$12,492
Loan principal paid down+$4,657
Rental cash flow+$7,200
5-year hold
+$41,654(128.2% ROI)
Projected value
$183,819
Return breakdown
Property appreciation+$21,350
Loan principal paid down+$8,304
Rental cash flow+$12,000
10-year hold
+$89,292(274.8% ROI)
Projected value
$207,974
Return breakdown
Property appreciation+$45,505
Loan principal paid down+$19,787
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 59853 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59853 (Noxon, MT) is $1,510 a month. That is down 9.6% from $1,670 in FY 2026. Noxon is in the Sanders 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 $1,117. Among 11 ZIP codes in Sanders County, 59853 is tied for the 3rd-highest two-bedroom rent (county range $1,010–$1,670). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59853 is 15% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59853
BedroomsFY 2027Change90–110% range
Studio$1,040−9.6%$936–$1,144
1BR$1,190−9.8%$1,071–$1,309
2BR$1,510−9.6%$1,359–$1,661
3BR$1,800−10.0%$1,620–$1,980
4BR$2,430−10.0%$2,187–$2,673

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59853
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,040$1,190$1,510$1,800$2,430
FY 2026$1,150$1,320$1,670$2,000$2,700
FY 2025$910$1,030$1,210$1,610$2,030
FY 2024area FMR$692$726$905$1,189$1,536
FY 2023area FMR$624$628$826$1,156$1,347

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

Two-bedroom rent in nearby Sanders County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59853
59821$1,670+10.6%
59831$1,130−25.2%
59844$1,5100.0%
59845$1,530+1.3%
59848$1,030−31.8%
59853Current$1,510—
59856$1,140−24.5%
59859$1,230−18.5%
59866$1,440−4.6%
59873$1,010−33.1%
59874$1,160−23.2%

Questions about ZIP 59853 rents

How much will Section 8 pay for a two-bedroom in ZIP 59853?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,117, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,005 to $1,229 a month; under the ZIP-level Small Area FMR of $1,510 it would be $1,359 to $1,661. 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 59853 in?

ZIP 59853 is in the Sanders County, MT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,117.

How much did fair market rent change in ZIP 59853 for FY 2027?

The two-bedroom FMR fell 9.6%, from $1,670 in FY 2026 to $1,510 in FY 2027. Since FY 2025 it has risen 24.8%.

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