Condo & Townhome Financing in Hamilton, MT

Condo & Townhome investing in Hamilton

Condos and townhomes are the lowest-basis way into the Hamilton rental market, and the trade is that a second set of underwriting rules applies to the building, not just to you. Every DSCR condo file in Montana runs a project review: owner-occupancy ratio, investor concentration, HOA delinquency rate, reserve funding, and any pending litigation or special assessment.

At the Hamilton median of $630,000, a condo or townhome prices near $453,600, roughly a quarter under the detached median. Minimum down is 20% ($90,720), leaving a loan of $362,880. Estimated all-in PITIA runs about $3,376 per month, and that figure already carries an HOA allowance of $340/month — HOA dues count in the DSCR denominator, which is exactly why condo files that look cheap on price often ratio worse than a detached comp.

Returns and structure

Return metrics at the Hamilton median for this product: an estimated cap rate of 5.22%, and monthly cash flow of $196 negative at 20% down. Negative cash flow at the minimum down payment is common in appreciation-led markets; investors close the gap with a larger down payment, a purchase below median, an added unit, or a rate buydown.