Is Lewis and Clark County, MT good for real estate investing?

Lewis and Clark County has an investment score of 48/100, rated as "Hold". The county ranks #825 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Lewis and Clark?

The rent-to-price ratio in Lewis and Clark County is 4.06% annually, which ranks in the 6th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Lewis and Clark?

The median home price in Lewis and Clark County is $450,626. This ranks #873 in affordability among all US counties.

Can you cash flow on rental properties in Lewis and Clark?

Based on median values with 20% down at current rates, a typical rental in Lewis and Clark County would generate negative cash flow of $1,372/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Lewis and Clark County

MontanaPopulation: 71,487

/100

Hold

#825 of 1,000 counties

#39 in Montana (56 counties)

Market Snapshot

$450,626

Median Home Price

65% above national median

$1,523/mo

Median Rent

2% above national median

4.06%

Rent-to-Price Ratio

Top 94% nationally

-$1,372

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$450,626

Down Payment (20%)$90,125

Loan Amount$360,501

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,523

Monthly P&I-$2,362

Est. Expenses (35%)-$533

Net Cash Flow-$1,372/mo

2.6%

Cap Rate (all cash)

-15.9%

Cash-on-Cash Return

4.06%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.6% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

48/100

Cash Flow(30%)

31/100

Based on 4.06% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

76/100

Based on 2.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

37/100

Price-to-income ratio of 6.3x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (4.06%)
-Negative cash flow at typical financing (-$1,372/mo)
-Negative leverage (cap rate 2.6% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

71,487

Median Income

$71,967

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

6.3x

Less affordable

Compare to Nearby Counties

County					Verdict
WheatlandMT	50	$158,084	Est. pending	—	Hold	View
Deer LodgeMT	49	$276,405	Est. pending	—	Hold	View
CurrentLewis and ClarkMT	48	$450,626	$1,523	4.06%	Hold
YellowstoneMT	47	$390,156	$1,431	4.40%	Hold	View
SandersMT	47	$408,232	Est. pending	—	Hold	View
BeaverheadMT	46	$375,877	Est. pending	—	Hold	View

The Bottom Line

HoldLewis and Clark is a neutral market. Consider house hacking or targeting below-market deals.

Lewis and Clark County in Montana scores 48/100, ranking #825 of 1,000 US counties (top 82%). The 4.06% rent-to-price ratio may require creative strategies or below-market purchases for positive cash flow. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-1,372/mo

Cap Rate

2.6%

Cash-on-Cash

-15.9%

Ready to Analyze a Deal in Lewis and Clark?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

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Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$450,626

Down Payment (20%)$90,125

Loan Amount$360,501

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,523

Monthly P&I-$2,362

Est. Expenses (35%)-$533

Net Cash Flow-$1,372/mo

2.6%

Cap Rate (all cash)

-15.9%

Cash-on-Cash Return

4.06%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.6% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

48/100

Cash Flow(30%)

31/100

Based on 4.06% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

76/100

Based on 2.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

37/100

Price-to-income ratio of 6.3x. Lower ratios indicate more affordable markets.

Compare to Nearby Counties

County					Verdict
WheatlandMT	50	$158,084	Est. pending	—	Hold	View
Deer LodgeMT	49	$276,405	Est. pending	—	Hold	View
CurrentLewis and ClarkMT	48	$450,626	$1,523	4.06%	Hold
YellowstoneMT	47	$390,156	$1,431	4.40%	Hold	View
SandersMT	47	$408,232	Est. pending	—	Hold	View
BeaverheadMT	46	$375,877	Est. pending	—	Hold	View

The Bottom Line

HoldLewis and Clark is a neutral market. Consider house hacking or targeting below-market deals.

Monthly Cash Flow

$-1,372/mo

Cap Rate

2.6%

Cash-on-Cash

-15.9%