Housing market/North Dakota/ZIP 58104
ZIP 58104 Fargo, North Dakota
Fargo, ND-MN MSA · North Dakota. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 58104 · ND — sent to you.
ZIP 58104 · ND
ACS rent vs 2BR SAFMR
ZIP 58104 — Fargo, ND HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 58104
- 1-unit detached8,18537.5%
- 1-unit attached2,81412.9%
- 2–4 units6042.8%
- 5–49 units6,36929.2%
- 50+ units3,86917.7%
- Mobile60.0%
2–4 unit share 2.8% · 5–49 unit share 29.2% · combined 2–49 31.9%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,087 (all bedrooms, occupied rentals).
- Median contract rent $1,000.
- Renters paying ≥30% of income 32.8%; ≥50% 15.3%.
- FY2027 2BR SAFMR $1,300 (1.196× ACS median gross rent).
Population
47,481 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +16.3%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 15 projects, 547 units.
- HUD project-based assisted MF: 3 properties, 58 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 495 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 58104 52.5% of occupied households are renters; vacancy is 3.2%; ACS median gross rent is $1,087; population increased +16.3% between the 2018 and 2023 ACS vintages; the housing stock includes 604 units in 2–4-unit structures and 6,369 units in 5–49-unit structures; 15 LIHTC projects totaling 547 units; FY2027 2BR SAFMR is $1,300 versus ACS median gross rent of $1,087. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
North Dakota research
ZIP 58104 is a Census / HUD profile for Fargo, ND-MN, ND. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 58104 — Fargo, ND HUD Section 8 Payment Standards / SAFMR·North Dakota ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is North Dakota research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 58104?
ZIP 58104 (Fargo, ND-MN MSA) has 47,481 residents, 21,141 households, a renter share of 52.5%, median household income of $85,014, and ACS 2023 median gross rent of $1,087. Vacancy is 3.2%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 58104?
ACS counts 50 units in 2-unit buildings, 554 in 3–4 unit buildings, 440 in 5–9, 1,018 in 10–19, and 4,911 in 20–49. Combined 2–49 unit stock is 6,973 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 58104?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,300. See the full schedule and 90–110% payment-standard band on the ZIP 58104 — Fargo, ND HUD Section 8 Payment Standards / SAFMR.
Does this North Dakota ZIP profile include Georgia listings?
No. ZIP 58104 is Census / HUD research for Fargo, ND-MN MSA. Jeff Crowe CRE does not list North Dakota property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.