Rental numbers for Cass County, MO
The typical home here runs -$1,050 a month at 7.78% with 25% down, breaking even at about 0.8%. 0 of 4 ZIP codes with full Zillow data in this county are cash-flow positive; the median gross yield is 5.8%.
- Gross yield
- 6.0%
- typical home, Zillow
- Median ZIP yield
- 5.8%
- 4 ZIPs with full data
- Cash flow
- -$1,050/mo
- at 7.78%, 25% down
- Typical price
- $344,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $1,709/mo
- Zillow ZORI, Aug 2026
ZIP codes in Cass County
12 with published figures
| 64012Belton | $292,000 | $1,693 | 7.0% | 3.5% | -$717 | +4.9% |
| 64083Raymore | $365,000 | $1,826 | 6.0% | 2.8% | -$1,120 | +3.7% |
| 64743East Lynne | $235,000 | $1,160* | 5.9% | 2.7% | -$739 | n/a |
| 64080Pleasant Hill | $373,000 | $1,728 | 5.5% | 2.6% | -$1,200 | n/a |
| 64701Harrisonville | $301,000 | $1,275 | 5.1% | 2.1% | -$1,108 | n/a |
| 64725Archie | $301,000 | $1,210* | 4.8% | 1.9% | -$1,138 | n/a |
| 64078Peculiar | $361,000 | $1,350* | 4.5% | 1.6% | -$1,476 | n/a |
| 64747Archie | $308,000 | $1,030* | 4.0% | 1.2% | -$1,350 | n/a |
| 64746Freeman | $337,000 | $1,110* | 4.0% | 1.2% | -$1,472 | n/a |
| 64742Drexel | $331,000 | $1,030* | 3.7% | 1.0% | -$1,511 | n/a |
| 64734Cleveland | $436,000 | $1,330* | 3.7% | 1.1% | -$1,960 | n/a |
| 64739Creighton | $355,000 | $1,030* | 3.5% | 0.9% | -$1,648 | n/a |
* HUD Fair Market Rent, 2 bedroom, where Zillow publishes no rent index. Conservative.
Trends
Five years to August 2026
- Price, 12 months
- +4.4%
- Rent, 12 months
- +3.8%
- Rent minus price growth
- -0.7 pts
- Property tax
- 0.86%
- effective rate, ACS 2024
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $279,415 | $1,333 |
| Aug 2022 | $314,216 | $1,436 |
| Aug 2023 | $311,399 | $1,492 |
| Aug 2024 | $314,165 | $1,572 |
| Aug 2025 | $329,278 | $1,647 |
| Aug 2026 | $343,896 | $1,709 |
HUD Fair Market Rent
FY2027, Kansas City, MO-KS HUD Metro FMR Area
| Bedrooms | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| Fair Market Rent | $1,257 | $1,366 | $1,546 | $2,020 | $2,419 |
The 40th percentile gross rent for a standard unit, set by HUD each October and used for Section 8 payment standards. It runs below market rent; Zillow's index is shown above where it exists.
Supply
- Permits per 1,000 households
- 13.2
- 568 units, last 12 months
- National percentile
- 80th
- among US counties
Tools
Test a listing in Cass County against today's rate.
Open the calculatorPart of the Kansas City, MO metro.
Questions
- Is Cass County good for rental property?
- The typical home here runs -$1,050 a month at 7.78% with 25% down, breaking even at about 0.8%. 0 of 4 ZIP codes with full Zillow data in this county are cash-flow positive; the median gross yield is 5.8%. The figures use a typical home, 7.78% with 25% down and default costs shown on each ZIP page. They describe the market, not any one property.
- What is the property tax rate in Cass County?
- About 0.86% of value, from Census ACS median taxes paid over median home value. On a $344,000 home that is about $2,944 a year.
- What is Fair Market Rent in Cass County?
- HUD's FY2027 Fair Market Rent here is $1,366 for a 1-bedroom, $1,546 for a 2-bedroom and $2,020 for a 3-bedroom. Typical cash flow at today's rate is -$1,050 a month.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- HUD Fair Market Rents by county, FY2027
US Department of Housing and Urban Development. Read: FY2027.
County rent by bedroom count on county pages.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.