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Lincoln County/Fortine/59918

59918

ZIPSAFMR
Lincoln County, MT
Zillow

ZIP Investment Score

42Below average

095130300
BRFMR
Eff. Rent
0 BR$1,170$1,170
1 BR$1,330$1,330
2 BR$1,450$1,450
3 BR$2,020$2,020
4 BR$2,340$2,340
5 BR$2,691Not available
6 BR$3,095Not available
7 BR$3,559Not available
8 BR$4,093Not available

Purchase Price Calculator

Maximum purchase price
$153,553

Cost breakdown

+Likely effective rent$1,450
HUD FMRUsed$1,450
Market rentN/A
Est. payment standardN/A
-Principal and interest-$776
Loan amount$122,842
Down payment$30,711
Rate6.50%
Term30 years
-Operating costs-$474
Property taxes-$154
Insurance-$175
Utilities$0
HOA$0
Management-$145
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$23,408(76.2% ROI)
Projected value
$165,360
Return breakdown
Property appreciation+$11,807
Loan principal paid down+$4,401
Rental cash flow+$7,200
5-year hold
+$40,027(130.3% ROI)
Projected value
$173,731
Return breakdown
Property appreciation+$20,178
Loan principal paid down+$7,848
Rental cash flow+$12,000
10-year hold
+$85,709(279.1% ROI)
Projected value
$196,561
Return breakdown
Property appreciation+$43,008
Loan principal paid down+$18,701
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 59918 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59918 (Fortine, MT) is $1,450 a month. That is down 9.9% from $1,610 in FY 2026. Fortine is in the Lincoln 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 $1,173. Among 8 ZIP codes in Lincoln County, 59918 has the 3rd-highest two-bedroom rent (county range $1,100–$1,530). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59918 is 11% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 59918
BedroomsFY 2027Change90–110% range
Studio$1,170−7.1%$1,053–$1,287
1BR$1,330−9.5%$1,197–$1,463
2BR$1,450−9.9%$1,305–$1,595
3BR$2,020−9.8%$1,818–$2,222
4BR$2,340−10.0%$2,106–$2,574

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 59918
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,170$1,330$1,450$2,020$2,340
FY 2026$1,260$1,470$1,610$2,240$2,600
FY 2025$1,100$1,350$1,500$2,100$2,520
FY 2024area FMR$658$806$905$1,275$1,441
FY 2023area FMR$596$731$826$1,174$1,325

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

Two-bedroom rent in nearby Lincoln County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 59918
59917$1,530+5.5%
59918Current$1,450—
59923$1,100−24.1%
59925$1,530+5.5%
59930$1,320−9.0%
59933$1,350−6.9%
59934$1,230−15.2%
59935$1,180−18.6%

Questions about ZIP 59918 rents

How much will Section 8 pay for a two-bedroom in ZIP 59918?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,173, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,056 to $1,290 a month; under the ZIP-level Small Area FMR of $1,450 it would be $1,305 to $1,595. 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 59918 in?

ZIP 59918 is in the Lincoln County, MT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,173.

How much did fair market rent change in ZIP 59918 for FY 2027?

The two-bedroom FMR fell 9.9%, from $1,610 in FY 2026 to $1,450 in FY 2027. Since FY 2025 it has fallen 3.3%.

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