The 2 bedroom fair market rent in Duluth (St. Louis County) is $1,650 for FY2026, and typical market asking rent is $2,204. Rents here moved +8.6 percent year over year. ZIP 55804 sits in the Duluth, MN-WI area.
See how this ZIP compares for Section 8 vouchers, fair market rent against market asking rent for every tracked Minnesota ZIP.
| Unit size | FY2026 FMR | Vs FY2025 | ACS median |
|---|---|---|---|
| Studio | $1,140 | +9.6% | |
| 1 bedroom | $1,310 | +10.1% | |
| 2 bedroom | $1,650 | +8.6% | |
| 3 bedroom | $2,260 | +10.2% | |
| 4 bedroom | $2,770 | +8.6% |
FMR is the HUD Fair Market Rent for this ZIP, the 40th percentile of gross rents. It anchors Section 8 payment standards and runs below top of market. ACS median is the Census survey estimate where available.
Get an email when rents change in ZIP 55804. We will send a short note, not a newsletter.
Market asking rent runs about $554 above the 2 bedroom FMR, a 34 percent premium. For an investor that gap is a cushion: underwrite at or near FMR and the market gives you room, and Section 8 tenants at payment standard are competitive with market rate here.
Zillow ZORI is a smoothed index of asking rents across all unit sizes. HUD FMR is a 2 bedroom 40th percentile estimate. They measure different things, so treat the spread as a signal, not a price. See the full FMR versus market rent spread for every Minnesota ZIP with both signals.
Among the 48 St. Louis County ZIP codes with a HUD rent estimate, 55804 ranks number 4 of 48 on 2 bedroom fair market rent. That is $525 above the county median of $1,125. The county runs from $1,030 in Tower 55790 to $1,850 in Saginaw 55779. Statewide the median 2 bedroom fair market rent is $1,090, which puts Duluth 51 percent above the Minnesota median. The largest single year move since FY2021 came in FY2023, +12.4 percent, and the 2 bedroom estimate has gone from $1,260 to $1,650 over 5 fiscal years. Voucher competitiveness for every St. Louis County ZIP code with both signals is on the St. Louis County Section 8 page.
Of the 6 nearest ZIP codes with an estimate, Duluth 55803 carries the highest 2 bedroom fair market rent at $1,710 and Duluth 55816 the lowest at $1,250, against $1,650 here.
The HUD fair market rent for a 2 bedroom in ZIP 55804 is $1,650 for FY2026. Typical market asking rent is around $2,204 per Zillow as of 2026-07. Actual rents vary by unit size, condition, and location within the ZIP.
The 2 bedroom fair market rent rose 8.6 percent from FY2025 to FY2026, moving from $1,520 to $1,650.
Fair Market Rent is HUD's estimate of the 40th percentile gross rent for a ZIP. It sets Section 8 payment standards, so it is the rent a voucher will support here. Investors use it as a conservative floor when underwriting rental income.
Rent level is only one input. Run the numbers: at $1,650 for a 2 bedroom, a deal in Duluth pencils or it does not based on price, taxes, insurance, and financing. Pencilwrite computes cap rate, cash-on-cash, DSCR, and true ROE from a few inputs.
Pencilwrite turns an address, a price, and these rents into a full underwrite, cap rate, cash-on-cash, DSCR, true ROE, taxes, and an offer you can send. Limited beta access spots open. Sign up for the beta, opening in the next two months. Free.
