Median Income
$55,500
26% lower than US avg
Home Value
$102,300
64% lower than US avg
Violent Crime
44/100K
88% lower than US avg
Bachelor's+
19.9%
41% lower than US avg
Median Rent
$638
45% lower than US avg
Obesity Rate
40.6%
26% higher than US avg
Unemployment
4.0%
11% higher than US avg
Poverty Rate
9.9%
20% lower than US avg
How Cass City Compares to the U.S. Average (100% = U.S. avg)
People
Population2,189
Median Age43.3 yrs
Density1,230/mi²
Male / Female53% / 47%
Largest GroupWhite 92%
Veterans7.5%
Economy
B+
Median Income$55,500
Per Capita$30,305
Unemployment4.0%
Poverty9.9%
County GDP$1,769M
Commute21 min
Housing
A+
Home Value$102,300
Rent$638
Ownership80.1%
Zillow$172,889
Housing Units1,078
Rent Burden26.3%
Crime
F
Violent44/100K
Property1,675/100K
Murder0.0/100K
Assault0/100K
Burglary132/100K
Health
Obesity40.6%
Uninsured7.3%
Smoking16.5%
Depression29.3%
Heart Disease5.7%
Climate
Avg Temp46°F (8°C)
AQI42 (Good)
Rain33.1 in/yr
Sunny Days260/yr
Elevation741 ft (226 m)
Education
C+
Bachelor's+19.9%
High School+94.9%
Graduate+7.8%
School Score4.99
Community
2024 VoteR 71% / D 28%
Commute21 min
Broadband82.7%
EV Stations1
Libraries10
Is Cass City a Good Place to Live?
Based on current data, Cass City receives an overall livability score of 3.0 out of 5.0, earning a grade of B. Key strengths include low crime rates, affordable housing, abundant sunshine, high health insurance coverage. Areas to be aware of include below-average incomes, high obesity rates. Cass City offers a solid quality of life with a good balance of affordability, safety, and opportunity.
Economy & Jobs
The median household income in Cass City is $55,500, 26% below the national average of $75,149. Unemployment stands at 4.0%, indicating a healthy job market. 9.9% of residents live in poverty, near the national average of 12.4%. Workers commute an average of 21 minutes.
Cost of Living & Housing
The median home value in Cass City is $102,300, 64% below the national median / offering relatively affordable homeownership. Renters pay a median of $638 per month, below the national average / a plus for affordability. At just 1.8x median income, home prices are very affordable relative to local earnings.
Safety & Crime
Cass City is a very safe community with a violent crime rate of 44 per 100,000 residents / well below the national average of 380. Property crime occurs at a rate of 1,675 per 100,000, near the national average.
Education
19.9% of residents hold a bachelor's degree, below the national average of 33.7%. 94.9% have completed high school. Area schools have an average test score of 5/10.
Climate & Weather
Cass City experiences four distinct seasons with an average temperature of 46°F. Winters average 21°F in January while summers reach 69°F in July. With 260 sunny days per year, residents enjoy well above the national average of sunshine. Annual precipitation totals 33.1 inches, including 42.5 inches of snow. Air quality is rated Good with a median AQI of 42.
Cass City has a population of 2,189 with a density of 1,230 people per square mile, spread across 1.8 square miles. The median age is 43.3 years, 11% older than the national median of 38.9. The gender split is 47.4% female and 52.6% male. The city is predominantly White (92.2%), with 3.9% Black. English is the primary language spoken at home by 98.1% of residents. 7.5% of the population are veterans, above the national rate of 6.0%. 20.8% of residents have a disability (above the 13.0% national average). 97.3% have health insurance coverage.
Population
43.3yrs
Median Age
11% above US avg
Race & Ethnicity
Cass City vs U.S. Average
Language Spoken at Home
English Only
98.1%
25% above US avg
Spanish
1.9%
86% below US avg
Social Characteristics
Cass City vs U.S. Average
The median household income in Cass City is $55,500, which is 26% below the national average of $75,149. Per capita income is $30,305 (below the $39,052 national figure). The average weekly wage is $976, 32% lower than the U.S. average. The unemployment rate is 4.0% (above the 3.6% US average). 9.9% of residents live below the poverty line, lower than the national rate of 12.4%. The area has 921 business establishments, including 66 restaurants. The cost of living index is 96.2, roughly in line with the national average. Workers commute an average of 21 minutes (shorter than the 28-minute US average). 2.1% of workers work from home (below the 15.2% national rate).
Income: Cass City vs U.S.
Income
| Median HH Income | $55,500 |
| 26% below US avg |
| Per Capita Income | $30,305 |
| Avg Weekly Wage | $976 |
| IRS Avg AGI | $56,247 |
| Gini Index | 0.404 (0=equal, 1=unequal) |
Employment & Poverty
| Unemployment | 4.0% |
| 11% above US avg |
| Poverty Rate | 9.9% |
| 20% below US avg |
| Establishments (County) | 921 |
| County GDP | $1,769M |
Business (County)
| Restaurants | 66 |
| Healthcare | 108 |
| Retail | 136 |
| Manufacturing | 51 |
Tax & Cost of Living
| Property Tax (IRS) | $3,650 |
| 4% above US avg |
| Cost of Living | 96.20 (100=avg) |
| Effective Tax Rate | 3.57% |
Commute & Transportation
| Commute Time | 21.1 min |
| Drive Alone | 89.0% |
| Public Transit | 0.0% |
| Work from Home | 2.1% |
The median home value in Cass City is $102,300, 64% below the national median of $281,900. Zillow estimates the typical home value at $172,889, higher than the Census estimate. Monthly rent averages $638 (45% below the national average of $1,163). Fair market rent ranges from $906 for a one-bedroom to $993 for a two-bedroom apartment. 80.1% of housing units are owner-occupied (above the 65.4% national rate). There are 1,078 total housing units in the city. The median year a home was built is 1970. The average annual property tax is $3,650. 26.3% of renters spend 30% or more of their income on housing. The home price-to-income ratio is 1.8x, well within the affordable range.
Home Values
| Census Median | $102,300 |
| 64% below US avg |
| Zillow ZHVI | $172,889 |
Real Estate Market (Redfin)
Rental Costs
| Census Median Rent | $638 |
| 45% below US avg |
| Rent Burden | 26.3% |
HUD Fair Market Rent
| Studio | $775 |
| 1 Bedroom | $906 |
| 2 Bedrooms | $993 |
| 3 Bedrooms | $1,272 |
| 4 Bedrooms | $1,666 |
Ownership & Property
| Homeownership | 80.1% |
| Owner-Occupied | 80.1% |
| Renter-Occupied | 19.9% |
| Housing Units | 1,078 |
| Median Year Built | 1970 |
Property Tax
| Avg Tax (IRS) | $3,650 |
| 4% above US avg |
| Effective Rate | 3.57% |
In Cass City, 40.6% of adults are obese, above the national rate of 32.1%. 9.6% have diabetes. Heart disease affects 5.7% of residents. 31.6% have high blood pressure. 16.5% are current smokers. 18.8% report binge drinking. 24.3% are physically inactive. 29.3% report depression (above the 20.0% national average). 20.0% experience frequent mental distress. 7.3% of residents lack health insurance. The primary care physician ratio is 1:3,307. The dentist ratio is 1:2,787. 54.7% of residents have access to exercise opportunities. The food environment index is 7.3 out of 10.
Health Metrics: Cass City vs U.S. Average (%)
Chronic Conditions
| Obesity | 40.6% |
| 26% above US avg |
| Diabetes | 9.6% |
| Heart Disease | 5.7% |
| High Blood Pressure | 31.6% |
| Asthma | 11.8% |
| COPD | 7.5% |
| Cancer | 7.7% |
| Stroke | 3.0% |
Behaviors & Mental Health
| Smoking | 16.5% |
| 18% above US avg |
| Binge Drinking | 18.8% |
| Physical Inactivity | 24.3% |
| Depression | 29.3% |
| Mental Distress | 20.0% |
| Physical Distress | 13.8% |
| Short Sleep | 35.3% |
Healthcare Access
| Insurance Rate | 97.3% |
| Uninsured | 7.3% |
| 15% below US avg |
| Primary Care | 1:3,307 |
| Dentists | 1:2,787 |
| Mental Health | 1:350 |
| Checkup Rate | 76.8% |
| Dental Visits | 66.7% |
| Premature Death | 9,016/100K |
Food & Exercise
| Food Environment | 7.3/10 |
| Exercise Access | 54.7% |
| Healthcare Facilities | 108 |
Cass City has a violent crime rate of 44 per 100,000 residents, 88% below the national average of 380. This breaks down to aggravated assault at 0.0 per 100,000, robbery at 0.0, rape at 44.1. The murder rate is 0.0 per 100,000 (below the national rate of 6.3). Property crime stands at 1,675 per 100,000, 15% below the U.S. average. This includes larceny/theft at 1,543, burglary at 132, vehicle theft at 0 per 100,000 residents. The county recorded 9 fatal traffic crashes. Overall, Cass City receives a safety grade of F.
Crime Rates: Cass City vs U.S. Average (per 100,000)
Violent Crime
| Total Violent | 44.1/100K |
| 88% below US avg |
| Murder | 0.0/100K |
| 100% below US avg |
| Rape | 44.1/100K |
| Robbery | 0.0/100K |
| Assault | 0.0/100K |
Property Crime
| Total Property | 1,675.5/100K |
| 15% below US avg |
| Burglary | 132.3/100K |
| Theft | 1,543.2/100K |
| Vehicle Theft | 0.0/100K |
| Arson | 0.0/100K |
Traffic Safety
| Fatal Crashes (County/yr) | 9 |
| Avg Accident Severity | 0.0 / 4.0 |
Safety Score
| Safety Grade | F |
| Safety Score | 1.0 / 5.0 |
Cass City experiences four distinct seasons with an average annual temperature of 46°F (8°C). Winters average 21°F in January while summers reach 69°F in July. The area gets 260 sunny days per year, above the national average. Annual precipitation totals 33.1 inches. The area receives 42.5 inches of snow annually, making winter weather a significant factor for residents. Air quality is rated Good with a median AQI of 42. 82% of days have good air quality. The city sits at an elevation of 741 feet.
Temperature
21°F Jan (-6°C)
69°F Jul (20°C)
| Annual Average | 45.8°F |
| 15% below US avg |
| January Average | 21°F (-6°C) |
| July Average | 69°F (20°C) |
| Sunny Days | 260 days/yr |
Geography
| Elevation | 741 ft (226 m) |
| Area | 1.8 sq mi (4.6 km²) |
| Population Density | 1,230/sq mi |
| Coordinates | 43.6003°N, 83.1765°W |
| Timezone | America/Detroit |
| County | Tuscola County County |
| Nearest Airport | Mbs International (MBS)
45 miles away |
Precipitation & Snow
Annual Rainfall
33.1"
13% below US avg
Wettest Month (Sep)
3.78"
Air Quality
| AQI Median | 42.0 |
| Rating | Good |
| Good Days % | 81.7% |
| Unhealthy Days | 1 |
Air Pollutants (EPA 2023)
Natural Hazard Risk
| Overall Risk | Relatively Low |
| Risk Score | 73.1 / 100 |
| Social Vulnerability | 59.3 / 100 |
| Community Resilience | 80.0 / 100 |
Hazard Breakdown
| Tornado |
Relatively Moderate |
| Hurricane |
Very Low |
| Earthquake |
Very Low |
| Wildfire |
Very Low |
| Flood |
Relatively Moderate |
| Hail |
Relatively Low |
| Strong Wind |
Relatively High |
| Heat Wave |
Relatively Low |
| Winter Weather |
Relatively High |
| Lightning |
Relatively Low |
| Ice Storm |
Relatively Moderate |
| Drought |
No Rating |
| Cold Wave |
Relatively Moderate |
| Landslide |
Very Low |
| Coastal Flood |
Very Low |
Source: FEMA National Risk Index v1.20 (Dec 2025)
Earthquake History
2 earthquakes (M2.5+) within 150 km since 1990.
Strongest: M3.5. Most recent: M2.5 on May 23, 2022.
| Sep 2, 1994 |
5 km SSW of DeWitt, Michigan |
M3.5 |
146 km |
| May 23, 2022 |
2 km NNW of Corunna, Canada |
M2.5 |
98 km |
Source: USGS (M2.5+, 1990-2025)
Tornado History
219 tornadoes (EF0+) within 100 km since 1950.
Strongest: EF5. Total: 129 fatalities, 1,118 injuries.
| Date |
Rating |
Distance |
Fatalities |
| Jun 8, 1953 |
EF5 |
78 km |
116 |
| May 12, 1956 |
EF4 |
78 km |
3 |
| Jun 8, 1953 |
EF4 |
50 km |
0 |
| May 21, 1953 |
EF4 |
89 km |
2 |
| Jul 2, 1997 |
EF3 |
59 km |
1 |
| Jul 2, 1997 |
EF3 |
65 km |
0 |
| Jun 21, 1996 |
EF3 |
55 km |
0 |
| Sep 2, 1984 |
EF3 |
55 km |
0 |
| Aug 8, 1984 |
EF3 |
79 km |
0 |
| Jun 12, 1984 |
EF3 |
61 km |
0 |
| Mar 30, 1976 |
EF3 |
96 km |
1 |
| Jul 14, 1974 |
EF3 |
68 km |
0 |
| Feb 28, 2024 |
EF2 |
86 km |
0 |
| Jun 26, 2021 |
EF2 |
47 km |
0 |
| Jun 22, 2015 |
EF2 |
60 km |
0 |
| May 28, 2013 |
EF2 |
96 km |
0 |
| May 28, 2013 |
EF2 |
85 km |
0 |
| Mar 15, 2012 |
EF2 |
57 km |
0 |
| May 31, 1999 |
EF2 |
85 km |
0 |
| Jun 21, 1996 |
EF2 |
61 km |
0 |
Source: NOAA SPC (EF0+, 1950-2024)
Tsunami History
1 tsunami recorded within 500 km.
Highest wave on record: 1.5 m (5 ft).
| Year |
Location |
Cause |
Max Wave |
Deaths |
Distance |
| 1952 |
LAKE HURON, MI |
Avalanche |
1.5 m |
- |
84 km |
Source: NOAA/NCEI Historical Tsunami Database. Sorted by wave height.
Wildfire History
12 wildfires (100+ acres) within 100 km.
Largest: BRITTLE (5,912 ac, 2021).
| Year |
Name |
Acres |
Distance |
| 2021 |
BRITTLE |
5,912 |
99 km |
| 2021 |
UNNAMED |
1,751 |
92 km |
| 1984 |
RIVER ROAD |
1,693 |
93 km |
| 2017 |
BRITTLE 20 AND 23 RX |
1,557 |
100 km |
| 2016 |
UNNAMED |
1,217 |
97 km |
| 2015 |
UNNAMED |
1,168 |
97 km |
| 2016 |
MEMORABLE RX |
946 |
99 km |
| 2018 |
BRITTLE 05/05/2018 |
867 |
98 km |
| 2019 |
UNNAMED |
642 |
98 km |
| 2007 |
GALION |
637 |
90 km |
| 2019 |
MEMORABLE MIDDLE |
550 |
98 km |
| 2019 |
CORSAIR BLOCK 8 |
541 |
90 km |
Source: NIFC/IRWIN (100+ acres)
Monthly Weather
| Month |
Avg Temperature |
Precipitation |
Summary |
| January |
21°F (-6°C) |
1.4 in |
Coldest |
| February |
22°F (-6°C) |
1.2 in |
Driest |
| March |
32°F (-0°C) |
2.1 in |
|
| April |
43°F (6°C) |
2.6 in |
|
| May |
55°F (13°C) |
2.6 in |
|
| June |
65°F (18°C) |
3.1 in |
|
| July |
69°F (20°C) |
2.6 in |
Warmest |
| August |
68°F (20°C) |
3.2 in |
|
| September |
61°F (16°C) |
3.8 in |
Wettest |
| October |
50°F (10°C) |
2.5 in |
|
| November |
38°F (4°C) |
2.5 in |
|
| December |
27°F (-3°C) |
2.0 in |
|
Cass City has a seasonal temperature swing of 48°F / from 21°F in January to 69°F in July. Total annual precipitation is 29.4 inches, with September being the wettest month (3.8") and February the driest (1.2").
Average costs for common services in Cass City. Prices are estimated based on regional cost of living data and may vary by provider.
Healthcare
| Doctor Visit (Primary Care) |
$241 ($144-$385) |
| Specialist Visit |
$337 ($192-$529) |
| Urgent Care Visit |
$192 ($96-$337) |
| Emergency Room Visit |
$2,116 ($770-$4,810) |
| Dental Cleaning |
$125 ($72-$192) |
| Dental Filling |
$241 ($144-$385) |
View all 40 services
Auto Repair
| Oil Change (Conventional) |
$43 ($24-$72) |
| Oil Change (Synthetic) |
$72 ($48-$115) |
| Brake Pad Replacement |
$289 ($144-$481) |
| Tire Rotation |
$38 ($19-$72) |
| New Tires (Set of 4) |
$577 ($385-$962) |
| Battery Replacement |
$192 ($96-$337) |
View all 18 services
Home Services
| Plumber (Per Hour) |
$96 ($58-$144) |
| Electrician (Per Hour) |
$87 ($48-$135) |
| HVAC Repair |
$385 ($144-$770) |
| HVAC System Install |
$6,734 ($3,848-$11,544) |
| Roof Repair |
$962 ($385-$1,924) |
| Roof Replacement |
$8,658 ($5,291-$14,430) |
View all 25 services
Legal
| Divorce (Uncontested) |
$1,443 ($481-$3,367) |
| Divorce (Contested) |
$14,430 ($4,810-$28,860) |
| DUI Defense |
$4,810 ($1,924-$9,620) |
| Bankruptcy (Chapter 7) |
$1,443 ($770-$2,886) |
| Will Preparation |
$481 ($192-$962) |
| Trust Preparation |
$2,405 ($962-$4,810) |
View all 12 services
Personal Care
| Men's Haircut |
$24 ($14-$43) |
| Women's Haircut |
$53 ($29-$96) |
| Hair Coloring (Full) |
$144 ($72-$241) |
| Manicure |
$24 ($14-$43) |
| Pedicure |
$38 ($24-$63) |
| Massage (1 Hour) |
$77 ($48-$125) |
View all 12 services
Food & Grocery
| Gallon of Milk (per gallon) |
$3.94 ($2.89-$5.29) |
| Dozen Eggs (per dozen) |
$3.37 ($2.41-$4.81) |
| Loaf of Bread |
$3.66 ($2.41-$5.29) |
| Chicken Breast (per lb) |
$4.33 ($2.89-$6.25) |
| Ground Beef (per lb) |
$5.29 ($3.85-$7.22) |
| Rice (per lb) |
$0.96 ($0.58-$1.73) |
View all 20 services
Utilities
| Electricity (Monthly) |
$135 ($77-$241) |
| Natural Gas (Monthly) |
$67 ($29-$144) |
| Water/Sewer (Monthly) |
$67 ($38-$115) |
| Internet (Monthly) |
$67 ($38-$96) |
| Cell Phone Plan (Monthly) |
$63 ($29-$96) |
| Cable TV (Monthly) |
$82 ($48-$144) |
View all 8 services
Transportation
| Monthly Parking (Downtown) |
$192 ($72-$481) |
| Car Insurance (Annual) |
$1,924 ($1,154-$3,367) |
| Bus Pass (Monthly) |
$67 ($29-$125) |
| Taxi/Uber (5-Mile Ride) |
$14 ($7.70-$24) |
| Car Registration (Annual) |
$96 ($29-$241) |
| Driver's License Renewal |
$29 ($14-$72) |
View all 8 services
Education & Childcare
| Daycare (Infant, Monthly) |
$1,154 ($577-$2,405) |
| Daycare (Toddler, Monthly) |
$962 ($481-$1,924) |
| After-School Care (Monthly) |
$385 ($192-$673) |
| Tutoring (Per Hour) |
$48 ($24-$96) |
| SAT/ACT Prep Course |
$962 ($385-$2,405) |
| Private School (K-12, Annual) |
$12,025 ($4,810-$28,860) |
View all 8 services
Pets
| Vet Visit (Routine Checkup) |
$58 ($29-$96) |
| Dog Vaccination (Annual) |
$96 ($48-$192) |
| Dog Grooming |
$58 ($29-$96) |
| Pet Boarding (Per Night) |
$38 ($19-$72) |
| Dog Spay/Neuter |
$289 ($144-$481) |
| Cat Spay/Neuter |
$192 ($96-$385) |
View all 9 services
Childcare
| Center-Based (monthly) |
| Infant | $462 |
| Toddler | $510 |
| Preschool | $510 |
| Family Childcare (monthly) |
| Infant | $705 |
| Toddler | $705 |
| Preschool | $683 |
Source: DOL Women's Bureau (2022)
Frequently Asked Questions About Cass City
What is the population of Cass City?
Cass City has a population of 2,189 residents and is located in Michigan. The population density is 1,230 people per square mile, spread across 1.8 square miles. The median age of residents is 43.3 years, which is older than the national median of 38.9 years. The population is 47.4% female and 52.6% male.
Is Cass City expensive to live in?
Cass City has a cost of living roughly in line with the national average, with an index of 96.2 (baseline: 100). The median household income is $55,500, 26% below the national average of $75,149. The median home value is $102,300 (64% below the U.S. median). Renters pay a median of $638 per month, below the national average of $1,163. The home price-to-income ratio is 1.8x, indicating housing is reasonably affordable relative to local income levels.
Is Cass City safe?
Cass City is considered a very safe city with a violent crime rate of 44 per 100,000 residents, well below the national average of 380. Property crime occurs at a rate of 1,675 per 100,000 (below the national average). Overall, Cass City receives a safety grade of F based on combined crime data.
What is the weather like in Cass City?
Cass City has a four-season climate with an average annual temperature of 46°F (8°C). Winter temperatures average 21°F in January, while summers reach an average of 69°F in July. The area receives 260 sunny days per year, well above the national average of 205. Annual rainfall totals 33.1 inches, with 42.5 inches of snow. Air quality is rated Good with a median Air Quality Index (AQI) of 42.
How is the job market in Cass City?
Cass City has a healthy job market with an unemployment rate of 4.0%, near the national average of 3.6%. The average weekly wage is $976. There are 921 business establishments in the area, including 66 restaurants and food service locations. The average commute time is 21 minutes, and 2.1% of workers work from home.
How much does housing cost in Cass City?
The median home value in Cass City is $102,300. Zillow estimates the typical home value at $172,889. For renters, the median monthly rent is $638. Fair market rent is $906 for a 1-bedroom and $993 for a 2-bedroom apartment. The homeownership rate is 80.1%. The average annual property tax is $3,650.
How are the schools in Cass City?
Schools in Cass City score 5 out of 10 on standardized testing, near the national average. 19.9% of adults in Cass City hold a bachelor's degree or higher, below the national average of 33.7%. 94.9% have completed high school. 7.8% hold a graduate or professional degree.
How healthy is Cass City?
The obesity rate in Cass City is 40.6% (above the national rate of 32.1%). 16.5% of adults are smokers. 24.3% are physically inactive. 29.3% of residents report depression. 7.3% lack health insurance. 54.7% of residents have access to exercise opportunities. The primary care physician ratio is 1:3,307.
What is transportation like in Cass City?
The average commute in Cass City is 21 minutes, shorter than the national average of 28 minutes. 89% of workers drive alone to work, and 2.1% work from home.
What are the demographics of Cass City?
The racial and ethnic makeup of Cass City is 92.2% White, 3.9% Black or African American, 0.8% Hispanic or Latino. 98.1% of residents speak only English at home. 7.5% of the population are military veterans. 20.8% of residents have a disability. 97.3% have health insurance coverage.
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