Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,0092026-07 · +0.7% year over year
Rental vacancyn/an/a
Time on marketn/an/a
FIPS 38017 · population 193,400 · part of Fargo, ND
The latest county-level Zillow ZORI is $1,117 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $768 | Cass County, ND | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $917 | Cass County, ND | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,112 | Cass County, ND | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $1,547 | Cass County, ND | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $1,865 | Cass County, ND | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 38017. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Cass County presents a thin-income-versus-carrying-cost tension: the published $340,050 median home value and $1,117 monthly median asking rent produce a stated 3.94% gross yield before taxes, insurance, maintenance, vacancy, or financing. Income-focused underwriting merits investigation, while underwriting dependent on appreciation or unmodeled carrying costs warrants caution. The case rests on county aggregates, not property- or neighborhood-level performance.
The Zillow county figures are labeled 2026-06: value rose 3.69% year over year while market asking rent rose 3.60%. HUD Fair Market Rent is a payment standard rather than an asking-rent estimate, so it neither replaces the measured market rent nor changes the gross-yield calculation. The 1.20% effective property-tax rate is a material carrying-cost input that requires parcel review. Separately, FHFA’s annual 2025 repeat-transaction HPI rose 3.13%; it confirms Zillow’s direction but is not a home value and cannot be combined with Zillow’s different-vintage measure.
Realtor.com’s MLS listing market, also labeled 2026-06, showed median asking prices down 6.58% year over year, with 13.58% of listings reduced. These are seller-side marketing measures, not closed-sale pricing or standalone proof of buyer demand. Annual 2025 QCEW shows covered workplace employment rose; it is neither resident employment nor a forecast. Positive net tax-return migration is tempered by lower average AGI among inbound movers than outbound movers. Investors represented 8.65% of 2,473 purchase mortgages, a minority presence that may still matter in individual submarkets.
Inland flood is the dominant hazard, and the modeled annual building-value loss ratio is 0.14%; this is modeled exposure rather than a dollar loss or parcel outcome. Missing vacancy, operating-expense, insurance and flood quotes, debt terms, property condition, submarket rent, and closed-sale evidence prevent net-yield, debt-service, replacement-cost, and property-specific flood conclusions. Next checks are parcel tax bills, flood-zone and insurance documentation, lease rolls, and recent closed comparables.
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 58103 rental reportCass County | Fargo, ND | $865 | ▲ 4.0% | 38.4% | 48,796 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.140% of building value expected lost per year
$3,564 median annual bill
6,084 in · 5,606 out
$54,795 arriving · $64,271 leaving
214 of 2,473 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Cass County | 193,400 | $340k | $1,117 | 3.9% | inland flooding |
| Clay County | 66,059 | $305k | $1,233 | 4.9% | inland flooding |
No. The record defines it as annual market rent before costs.
No. HUD Fair Market Rent is a payment standard, while the record separately publishes median asking rent.
It represents annual average covered jobs at workplaces in the county, not resident employment or an employment forecast.