What is the rental yield in Franklin to the Fort?

Franklin to the Fort, Missoula, Montana has a gross yield of 3.7. Prices are in line with Missoula and 14% above Montana, while values are down 3.3% over the past year and the Red Flag score is 48.

How has Franklin to the Fort changed over the past year?

Franklin to the Fort, Missoula, Montana has seen prices decline 3.3% over the past year. It is priced in line with Missoula and 14% above Montana, with a gross yield of 3.7, a Red Flag score of 48, and walkability of 64.

How does Franklin to the Fort compare to Missoula and Montana?

Franklin to the Fort, Missoula, Montana is priced in line with Missoula and 14% above Montana. It also posts a gross yield of 3.7, prices down 3.3% over the past year, a Red Flag score of 48, walkability of 64, and education in the 86th percentile.

What should buyers know about walkability and schools in Franklin to the Fort?

Franklin to the Fort, Missoula, Montana has walkability of 64 and education in the 86th percentile. The neighborhood is priced in line with Missoula and 14% above Montana, with a gross yield of 3.7, prices down 3.3% over the past year, and a Red Flag score of 48.

Neighborhood

Franklin to the Fort

Missoula, Montana US

Franklin to the Fort, Missoula, Montana has a balanced investment profile, with prices in line with Missoula and 14% above Montana, a gross yield of 3.7, and prices down 3.3% over the past year. The neighborhood carries a Red Flag score of 48, indicating moderate overall risk, while walkability is 64 and education is in the 86th percentile. The lower yield is a key offset to the stronger school percentile and midrange walkability.

AI Summary•Updated May 2026

Area

1.14 mi²

ZIP Code

59801

County

Missoula County

State

Montana

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$494,853

YoY-3.3%

Gross Rental Yield

3.7%

Listed rent · ZORI annualized

Red Flag Index

Moderate

48 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

86 / 100

Excellent · better than 86% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Franklin to the Fort Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Franklin to the Fort, Missoula.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$494,853	-3.3%
Price / Sq Ft (Verified)	$345/sqft	-1.5%
Asking Rent (Median)	$1,532/mo	+3.4%
Gross Rental Yield	3.7%	—
Liquidity Score	29 / 100	Low
Homes Sold (Period)	83	-17.0%

Is Franklin to the Fort Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Montana crime context.

Red Flag Breakdown

48 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake100Very High

Flood40Moderate

Wildfire40Moderate

Heat40Moderate

Strong Wind40Moderate

Hail40Moderate

Tornado20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Montana averaged 20.4 crimes and 4.2 violent per 1,000 residents (-10.5% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Active transaction volume — 83 homes sold last period

Earthquake risk is Very High (100/100)

Insights are generated from Franklin to the Fort's live DistrictScore metrics.

Franklin to the Fort Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Montana-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.9 µg/m³ Meets EPA, above WHO guideline+2.9% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Franklin to the Fort centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 48% of U.S. neighborhoods.

Montana Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	20.4	4.2	-10.5%
2023	22.9	4.5	-2.7%
2022	23.7	4.3	-3.6%
2021	25.0	4.7	-1.2%
2020	25.9	4.7	-1.4%
2019	26.5	4.2	—

Reported at the state level — the finest official US crime aggregation; Franklin to the Fort inherits the Montana figures.

Radon Potential

EPA

Zone 1

Zone 1 — Highest potential · Franklin to the Fort

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor8 nearbyVery High

Point-source screening near Franklin to the Fort: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Franklin to the Fort

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

64

Somewhat Walkable

Walkability Score

7

Grocery

19

Dining

7

Schools

0

Universities

2

Hospitals

0

Pharmacies

4

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Franklin to the Fort's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Franklin to the Fort vs Missoula vs Montana

How Franklin to the Fort benchmarks against its city and state medians.

Benchmark vs City & State

In Franklin to the Fort, the median sale price sits in line with the median for Missoula neighborhoods and about 14% above the statewide median. Gross rental yield is 3.7%, against 3.7% for Missoula neighborhoods and 4.1% statewide. Over the past 12 months, prices fell 3.3%. Transaction liquidity sits in line with the median for Missoula neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Franklin to the Fort	$345/sqft	3.7%	29
Missoula	$345/sqft	3.7%	29
Montana	$302/sqft	4.1%	34

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Buying Property in the US as a Foreigner

Federal & Montana tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.59% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 5.9%; rental income is taxed at these rates.

State Capital Gains

Capital gains taxed as income, with a partial state exclusion or credit.

Transfer Tax

Real estate transfer tax: none statewide (local tax may apply).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

Conforms to 1031 but tracks deferred in-state gain after an out-of-state exchange.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Montana property-tax guidance for foreign buyers

Latest Missoula Real-Estate News

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Guaranteed Rate • Jun 18, 2026

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Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Franklin to the Fort Real Estate FAQ

Franklin to the Fort, Missoula, Montana shows a balanced profile, with prices in line with Missoula and 14% above Montana. It has a gross yield of 3.7 and prices down 3.3% over the past year, alongside a Red Flag score of 48, walkability of 64, and education in the 86th percentile.

Neighborhoods near Franklin to the Fort

Compare Franklin to the Fort with nearby neighborhoods in Missoula.

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