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Great Falls, MT DSCR LoansAppreciation Market

DSCR Loans in Great Falls, MT

Finance investment properties in Great Falls with a DSCR loan. Qualify based on rental income, not tax returns. Median rent at $1,050/mo with +3.8% annual growth.

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$1,050/mo
Median Rent
$240K
Median Home Price
+3.8%
Rent Growth (YoY)
60K
Metro Population

Market data updated 2026-01-30

Great Falls Market Snapshot

Why Invest in Great Falls?

  • Malmstrom Air Force Base provides consistent military rental demand
  • Most affordable city in Montana with strong cash flow potential
  • Healthcare and retail center for north-central Montana region

Key Economic Drivers

Military (Malmstrom AFB)HealthcareAgricultureEnergy
Median Rent
$1,050/mo
Rent Growth
+3.8%

Property Types We Finance

Single FamilyMulti-Family2-4 Units

Popular Investment Areas

NorthwestSouthwestBlack EagleCascade

Metro Population

60K

Great Falls metro area — a strong tenant pool for rental property investors.

DSCR Analysis

Example DSCR Calculation for Great Falls, MT

Here's how a typical DSCR loan works using Great Falls's actual market data.

Loan Structure

Purchase Price$240,000
Down Payment (20%)$48,000
Loan Amount$192,000
Interest Rate7.5%

Monthly Costs (PITIA)

Principal & Interest$1,342
Property Tax (0.84% rate)$168
Insurance$150
Total PITIA$1,660

DSCR Result

Monthly Rent
$1,050
÷
Monthly PITIA
$1,660
=
DSCR Ratio
0.63

Based on Great Falls's median home price of $240,000 and median rent of $1,050/month, a typical DSCR investment produces a challenging DSCR ratio. Investors may need a larger down payment (25-30%) to improve the ratio, or should target properties priced below the median. With a 20% down payment of $48,000, the monthly PITIA (principal, interest, taxes, insurance) comes to $1,660. The local property tax rate of 0.84% and annual insurance cost of $1,800 are factored into this calculation.

Estimated Cap Rate
3.0%
Great Falls's estimated cap rate is 3.03%, indicating a appreciation-focused market where price growth drives returns.
Market Comparison

Great Falls vs. Montana Average

How Great Falls's rental market compares to the Montana statewide average.

Median Rent
$1,050/mo
↓ 30% below state avg
Median Home Price
$240K
↓ 40% below state avg

Great Falls's median rent of $1,050/month is 30% below the Montana state average of $1,500/month. Home prices at $240,000 are 40% below the state average of $400,000.

Investment Strategy

Great Falls Investment Strategy: Appreciation

Great Falls represents a smaller-market appreciation strategy where local fundamentals like military (Malmstrom AFB) and healthcare drive steady value gains. With $1,050/mo rents and $240K prices yielding a 5.25% ratio, investors benefit from both cash flow and modest appreciation. Target Northwest for premium tenants or Southwest for better cap rates.

DSCR Ratio
0.63
Cap Rate
3.0%
Vacancy Rate
7.2%
Tax Rate
0.84%
FAQ

DSCR Loan Questions for Great Falls

What DSCR ratio do I need to qualify for an investment property loan in Great Falls, MT?
Great Falls properties at median price points typically achieve DSCR ratios around 0.75 to 0.90, which may require rate buydowns or larger down payments. The Military (Malmstrom AFB) sector and strong tenant demand support consistent rental performance.
Can I buy a Great Falls rental property with less than 25% down?
DSCR loans in Great Falls typically require 20-25% down payment. Based on the median home price of $240K, investors should plan for approximately $48,000-$60,000 down, plus closing costs and reserves.
What areas of Great Falls are best for DSCR loan investors?
The best Great Falls neighborhoods for investors depend on your strategy. Northwest appeals to value-add investors, while Southwest offers different opportunities. Consider the Military (Malmstrom AFB) employment base when selecting locations.
What are the STR regulations for DSCR loan investors in Great Falls?
DSCR lenders evaluate Great Falls short-term rentals using either actual STR history (12+ months preferred) or projected income from third-party data providers. The market supports STR strategies in select areas, but lenders typically require 75-80% of projected income for conservative underwriting.
What's the property tax rate for Great Falls investment properties?
Great Falls property taxes at 0.84% are offset by below-average property prices, keeping absolute tax costs manageable. For DSCR investors, this means careful underwriting is needed to ensure adequate coverage.
How has rent growth trended in Great Falls?
Great Falls remains attractive for real estate investors in 2026 due to malmstrom air force base provides consistent military rental demand. With +3.8% rent growth and 7.2% vacancy, fundamentals remain solid. Most affordable city in Montana with strong cash flow potential
Should I prioritize appreciation or cash flow in Great Falls?
In Great Falls, appreciation typically delivers stronger total returns than optimizing for cash flow. The moderate entry prices and growing rents support a balanced approach: accept modest Year 1 cash flow for 5-7 year equity growth. DSCR loans allow you to leverage this appreciation while maintaining positive income.

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