A high-momentum, rapidly maturing Polaris Regional Area submarket, pairing long-term capital appreciation with a 3.63% gross rental yield, convenient personal vehicle mobility (44/100 amenity index), and Grade C K-12 public schools—ranking in the Moderate / Below National Average.
The ReloQuotient
Moderate / Below National Average
Composite 49/100
Polaris (59746) Neighborhood & Livability Overview
An objective data synthesis of housing costs, walkability, economic momentum, and civic infrastructure.
Polaris (59746) is classified as a historic main street & regional center with an overall ReloQuotient score of 49/100. With balanced home prices of $390,000 against median rents of $1,180/mo, the neighborhood offers a healthy 3.63% annual rental yield alongside steady property values. Rent takes up a comfortable 19% of median household earnings ($73,160/yr), leaving healthy monthly room for savings and daily living. Commuters enjoy an efficient 18.2-minute average trip each way, with convenient access to regional job centers. Emergency healthcare routing averages 10.8 minutes to regional 24/7 acute trauma facilities (Standard Routing (10 - 20 mins)).
Analysis by Resident & Investment Goal
Polaris (59746) Monthly Cost to Own vs. Rent
Pre-populated with verified municipal taxes (0.74%), local market rent ($1,180/mo), and neighborhood upkeep costs.
Monthly mortgage debt exceeds rent at 20% down. Requires ~75% down ($292,990) to achieve a $0/mo cash flow breakeven at 5.99%.
Core Fundamentals: Housing Costs, Growth & Livability in Polaris (59746)
Objective civic and economic indicators triangulated against Metro (Polaris Regional Area, MT) and National baselines to guide relocation and investment decisions.
Daily life in Polaris features everyday travel times averaging 18.2 minutes each way (32% faster than national averages), a 15-minute walkability and amenity score of 44/100, and swift access to regional 24/7 acute trauma centers (10.8 minutes away). Evening street lighting and civic infrastructure score 58/100 (Safety Grade C). Active transportation infrastructure includes 14.5 miles of dedicated cycle tracks and 18 public EV charging stations.
📘Civic Metric Glossary & Indicator Definitions
- Median Home Value:
- Midpoint transaction value across residential sales in this postal code, reflecting the area's dominant housing stock (single-family detached). Where multi-unit strata units dominate, detached single-family homes typically command higher price points.
- Median Contract Rent:
- Actual monthly contract rent collected by active landlords, establishing recurring residential carrying costs.
- Gross Rental Yield:
- Annual gross rental revenue divided by total asset purchase price, measuring capital efficiency prior to operating overhead. Read yield formula →
- Price-to-Rent Ratio:
- Valuation multiple measuring total purchase cost divided by annual rent; multiples above 20x favor renting over buying. Read ratio guide & case studies →
- 5-Year Income Growth:
- Compound percentage change in median household earnings over a 5-year census tracking cycle.
- Investment Velocity Index:
- Composite algorithm scoring municipal building permits, capital transactions, and business starts (0–100).
- Degree Attainment:
- Proportion of adults aged 25+ holding a bachelor's degree or higher, measuring workforce competitiveness.
- Housing Vacancy Rate:
- Percentage of uninhabited residential stock, reflecting lease absorption velocity and housing liquidity.
- Average Daily Commute:
- Mean one-way travel duration across all transit modes to primary municipal employment centers.
- 15-Minute Walkability Index:
- Pedestrian accessibility score (0–100) evaluating proximity to essential daily grocery, pharmacy, and dining nodes.
- Academic Foundation & Schools:
- Educational environment evaluated from neighborhood degree attainment and verified local public school attendance centers.
- Emergency Healthcare Response:
- Drive-time transit window to the nearest accredited Level 1/2 trauma hospital and pediatric emergency department.
Housing Stock Vintage & Civic Infrastructure
The midpoint construction year for residential buildings, indicating architectural era and expected maintenance reserve needs.
The annual property tax percentage charged by local municipal and county governments relative to actual home market valuations.
The estimated road travel time in minutes to reach the nearest 24/7 hospital with a certified trauma center and pediatric emergency care.
Polaris vs. Polaris Regional Area
Objective side-by-side comparison of Polaris against Polaris Regional Area regional benchmarks.
| Indicator Metric | Polaris (59746) | Polaris Regional Area |
|---|---|---|
Median Home ValuationSingle-Family (68%) | $390,000 | $390,000 |
| Median Gross Rent | $1,180/mo | $1,180/mo |
| Rental Cash Flow Yield | 3.63% | 3.63% |
| Average Commute Time | 18.2 mins | 18 mins |
Public School Rating (K-12) District academic proficiency & student-teacher ratio benchmark | Grade C | Grade B |
Higher Education Attainment Adults with Bachelor Degree+ | 34.8% | 38% |
Emergency Healthcare Drive Transit routing to nearest 24/7 emergency trauma care | 10.8 mins | 8.5 mins |
| Nighttime Safety Grade | Grade C | Grade B |
| Tenant Saturation (Renters) | 31% | 36% |
| Effective Property Tax | 0.74% | 0.74% |
Download the Complete 4-Page Polaris (59746) Relocation Briefing
A presentation-ready civic briefing designed for homebuyers, relocators, and capital allocators. Formatted for sharing with spouses, mortgage underwriters, and financial advisors—complete with unredacted carry costs, 5-year economic growth metrics, localized tax schedules, and emergency hospital access.
Frequently Asked Questions About Polaris (59746)
What is the livability score and overall grade for Polaris (59746)?
The overall ReloQuotient for Polaris (59746) is graded B- (49/100), ranking in the Moderate / Below National Average. Classified as a Historic Main Street & Regional Center, this score reflects an objective synthesis of housing economics, economic growth velocity (32/100), and nighttime safety (58/100).
How affordable is housing in Polaris compared to regional benchmarks?
Median home values in Polaris sit at $390,000 (Single-Family Basis) against contract rents of $1,180/mo. At a price-to-rent multiple of 27.5x, housing is categorized as Equity / Low Yield with an affordability grade of B.
How safe is Polaris at night, and what is emergency hospital proximity?
Civic infrastructure assessment in Polaris records a Nighttime Safety Score of 58/100 (Grade C). The drive-time to the nearest regional 24/7 acute trauma center is approximately 10.8 minutes (Standard Routing (10 - 20 mins)).
What is the average commute time and transit connectivity in 59746?
Commuters in Polaris average 18.2 minutes each way (32% faster than national average). The area includes 4.8 transit stops per km², 18 public EV charging ports, and 14.5 mi of dedicated cycle tracks.
Who is Polaris best suited for: property investors, working professionals, or families?
Operating as a Historic Main Street & Regional Center, Polaris offers a 3.63% gross yield for property investors, a 44/100 15-minute walk score for professionals, and Grade C nighttime safety for families.
Compare Against Another Area
Benchmark Polaris's yields, commute, and schools against any postal code.
Download the Free 4-Page Briefing for Polaris
Access 18 verified core livability metrics, 3-year historical growth trajectories, property tax formulas, and pediatric hospital corridors—instant, printable, and 100% free.