Updated 2026 · Based on median market data for Great Falls, MT
Great Falls sits in the West with a population of 60,000 growing at 0.3% annually. The median home costs $245,000 while rents average $1,150/mo, producing an estimated cap rate of 3.76%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Great Falls works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 3.76% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $245,000 median — around $196,000 or less. At this price point with $1,150/mo rents, your cap rate improves to roughly 5.1%. Factor in 0.76% property taxes ($1,862/yr), budget 5% of gross rent for maintenance, and underwrite to a 5.5% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,559.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Great Falls property using our cap rate calculator (pre-filled with Great Falls data). Compare Great Falls against similar markets in the West region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.