Is Cassia County, ID good for real estate investing?

Cassia County has an investment score of 54/100, rated as "Hold". The county ranks #528 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Cassia?

The rent-to-price ratio in Cassia County is 4.07% annually, which ranks in the 8th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Cassia?

The median home price in Cassia County is $353,801. This ranks #803 in affordability among all US counties.

Can you cash flow on rental properties in Cassia?

Based on median values with 20% down at current rates, a typical rental in Cassia County would generate negative cash flow of $1,075/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Cassia County

IdahoPopulation: 24,859

/100

Hold

#528 of 1,000 counties

#13 in Idaho (43 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 28, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$353,801

Median Home Price

54% above national median

$1,200/mo

Median Rent

17% below national median

4.07%

Rent-to-Price Ratio

Top 92% nationally

-$1,075

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,200/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$265,351	-$611/mo	3.5%	-12.0%
Median typical MLS deal	$353,801	-$1,075/mo	2.6%	-15.8%
125% of median newer / premium	$442,251	-$1,538/mo	2.1%	-18.1%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$353,801

Down Payment (20%)$70,760

Loan Amount$283,041

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,200

Monthly P&I-$1,855

Est. Expenses (35%)-$420

Net Cash Flow-$1,075/mo

2.6%

Cap Rate (all cash)

-15.8%

Cash-on-Cash Return

4.07%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.6% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

54/100

Cash Flow(30%)

31/100

Based on 4.07% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

85/100

Based on 4.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

54/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (4.07%)
-Negative cash flow at typical financing (-$1,075/mo)
-Negative leverage (cap rate 2.6% < mortgage rate 6.9%)

Economic Indicators

Population

24,859

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
Twin FallsID	55	$367,566	$1,684	5.50%	Hold	View
CurrentCassiaID	54	$353,801	$1,200	4.07%	Hold
FranklinID	54	$448,272	Est. pending	—	Hold	View
PayetteID	53	$397,852	Est. pending	—	Hold	View
BenewahID	53	$325,411	Est. pending	—	Hold	View
ClarkID	53	$248,917	Est. pending	—	Hold	View

The Bottom Line

HoldCassia is a neutral market. Consider house hacking or targeting below-market deals.

Cassia County in Idaho scores 54/100, ranking #528 of 1,000 US counties (top 67%). At 20% down and current rates, a median-priced rental loses about $1075/month; the 4.07% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-1,075/mo

Cap Rate

2.6%

Cash-on-Cash

-15.8%