{"area":{"city":"Vancouver","state":"WA","county":"","zip":"98660"},"homeValue":{"series":[{"date":"2021-09-01","value":415695},{"date":"2021-11-01","value":420728},{"date":"2022-01-01","value":429863},{"date":"2022-03-01","value":445748},{"date":"2022-05-01","value":462419},{"date":"2022-07-01","value":466484},{"date":"2022-09-01","value":455645},{"date":"2022-11-01","value":448332},{"date":"2023-01-01","value":443442},{"date":"2023-03-01","value":439740},{"date":"2023-05-01","value":442565},{"date":"2023-07-01","value":448510},{"date":"2023-09-01","value":454022},{"date":"2023-11-01","value":456107},{"date":"2024-01-01","value":456031},{"date":"2024-03-01","value":457470},{"date":"2024-05-01","value":461339},{"date":"2024-07-01","value":462563},{"date":"2024-09-01","value":462059},{"date":"2024-11-01","value":463288},{"date":"2025-01-01","value":465269},{"date":"2025-03-01","value":463468},{"date":"2025-05-01","value":460145},{"date":"2025-07-01","value":456797},{"date":"2025-09-01","value":454562},{"date":"2025-11-01","value":455544},{"date":"2026-01-01","value":459653},{"date":"2026-03-01","value":462046},{"date":"2026-05-01","value":459946},{"date":"2026-07-01","value":458047},{"date":"2026-09-01","value":457715}],"latest":457715,"yoy":0.6936347516950383,"fiveYr":10.108372725195155,"sinceStart":255.11513515191012},"rent":{"series":[{"date":"2021-09-01","value":1811},{"date":"2021-11-01","value":1777},{"date":"2022-01-01","value":1805},{"date":"2022-03-01","value":1796},{"date":"2022-05-01","value":1867},{"date":"2022-07-01","value":1921},{"date":"2022-09-01","value":1911},{"date":"2022-11-01","value":1905},{"date":"2023-01-01","value":1897},{"date":"2023-03-01","value":1903},{"date":"2023-05-01","value":1895},{"date":"2023-07-01","value":1929},{"date":"2023-09-01","value":1931},{"date":"2023-11-01","value":1893},{"date":"2024-01-01","value":1902},{"date":"2024-03-01","value":1908},{"date":"2024-05-01","value":1929},{"date":"2024-07-01","value":1937},{"date":"2024-09-01","value":1941},{"date":"2024-11-01","value":1934},{"date":"2025-01-01","value":1958},{"date":"2025-03-01","value":1940},{"date":"2025-05-01","value":1951},{"date":"2025-07-01","value":1941},{"date":"2025-09-01","value":1958},{"date":"2025-11-01","value":1985},{"date":"2026-01-01","value":1971},{"date":"2026-03-01","value":1935},{"date":"2026-05-01","value":1942},{"date":"2026-07-01","value":1961},{"date":"2026-09-01","value":1964}],"latest":1964,"yoy":0.30643513789581206,"fiveYr":8.448371065709551,"sinceStart":24.856961220597583},"census":{"skipped":"No county provided — income data is county-level."},"crime":{"scope":"city","agency":"Vancouver Police Department","state":"WA","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":1866,"ratePer100k":464.2530154054377},"propertyCrime":{"total":9664,"ratePer100k":2404.362883643167},"note":"City-specific totals for Vancouver Police Department via the FBI CDE two-step ORI lookup."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceCagr":1.944831879654907,"rentCagr":1.635533482979512,"priceToRentRatio":19.4,"ratioVerdict":"Borderline — at 19.4× the market leans renting (modeled investor cash flow is negative, so this is owner-occupant math — it is not a claim of strong rental yield)","cashFlow":{"price":457715,"monthlyRent":1964,"grossRent":1964,"downPct":20,"ratePct":6.75,"units":1,"state":"WA","down":91543,"loan":366172,"mortgagePI":2374.9846221657667,"monthlyTax":320.40049999999997,"taxRatePct":0.84,"taxRateSource":"state average (WA)","monthlyInsurance":160.20024999999998,"insuranceRatePct":0.42,"insuranceBasis":"Insurance: state-level estimate (WA avg 0.42%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":98.2,"egi":1865.8,"mgmtPct":10,"monthlyMgmt":196.4,"maintenancePct":5,"monthlyMaint":98.2,"capexPct":5,"monthlyCapex":98.2,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":873.40075,"noi":992.3992499999999,"totalExpenses":3248.385372165767,"cashFlow":-1382.5853721657668,"annualCf":-16591.0244659892,"cocReturn":-18.12375000381154,"capRate":2.6017917262925616},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1529.8853721657665,"delta":-147,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1441.5053721657666,"delta":-59,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1422.6354346657668,"delta":-40,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-1758.528699385352,"delta":-376,"survives":false},{"id":"historyRent","label":"Worst rent drop in available history (since 2021-01-01) (−2.9% over 4 months)","kind":"history","detail":"History-derived: worst decline found in any window of up to 12 months in this market's rent series, 2025-12-01 → 2026-04-01","cashFlow":-1424.8405306962145,"delta":-42,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1758.528699385352,"baselineCashFlow":-1382.5853721657668,"framing":"underwater","confidenceLabel":"unavailable","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":1.944831879654907,"rentCagr":1.635533482979512,"totalRentPaid":173295.01052343854,"totalCashOutlay":367816.64576474414,"insuranceBasis":"Insurance: state-level estimate (WA avg 0.42%/yr)","homeValueAfter":523783.29469645896,"equityBuilt":191344.98792465433,"netCostOfBuying":268014.6578400898,"buyingCheaper":false,"savings":94719.64731665127},"priceToIncome":null,"countyTaxRatePct":null,"countyTaxSource":null,"dataCheck":{"status":"unavailable","checks":[],"confidence":{"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. Home value: the current ZIP market-index figure is paired against the county ACS × FHFA HPI estimate (current) — the spread measures ZIP-vs-county geography and methodology, not data age. Rent: the current ZIP market-rent-index figure is paired against HUD Small Area FMR when one exists for the ZIP, otherwise against the Census ACS county gross rent INFLATED to current dollars with the same ACS rent trend the rent chart uses (a raw ~2021 ACS figure is never compared to a current one). 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-09-01 (75d old — current for monthly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-09-01 (75d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"rent growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 1.9%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"15/15 verified","freshness":{"homeValue":{"date":"2026-09-01","ageDays":75,"cadence":"monthly","current":true},"rent":{"date":"2026-09-01","ageDays":75,"cadence":"monthly","current":true}}},"confidence":{"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Vancouver, WA is a moderate market — a 19.4x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is Vancouver, WA a good rental market?","a":"Mixed. Vancouver's 19.4x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in Vancouver?","a":"The typical home value in Vancouver is about $457,715 (ZIP-level market index, cross-checked against the Census ACS county median updated by FHFA HPI), up 0.7% year-over-year, and up 10.1% over five years."},{"q":"What is the median rent in Vancouver?","a":"The typical rent in Vancouver is about $1,964/mo (ZIP-level market-rent index, cross-checked against HUD Small Area FMR), up 0.3% year-over-year."},{"q":"Is it cheaper to rent or buy in Vancouver?","a":"Over a 7-year horizon, renting is cheaper in Vancouver by about $94,720 — buying only pays off if prices appreciate faster than projected."}],"takeaways":["The median home value in Vancouver (ZIP 98660), WA was $457,715 as of September 2026, up 0.7% year over year (ZIP market index, cross-checked against FHFA HPI).","The typical market rent in Vancouver (ZIP 98660), WA was $1,964/mo as of September 2026, up 0.3% year over year (ZIP market-rent index).","Vancouver (ZIP 98660), WA has a price-to-rent ratio of 19.4 — a moderate reading where individual deals decide the outcome. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCityReport","query":"city=Vancouver&state=WA&zip=98660","url":"https://areal.studio/functions/getCityReport?city=Vancouver&state=WA&zip=98660"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T13:15:12.791Z","homeValueBasis":"ZIP market index (ZIP, monthly) — cross-checked against ACS county × FHFA state HPI","rentBasis":"ZIP market-rent index (ZIP, monthly) — cross-checked against Census ACS county gross rent","zhviThrough":"2026-09-01","zoriThrough":"2026-09-01","fhfaHpiThrough":"2026-04-01","hpiLevel":"state","hpiMetro":null,"acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":null,"safmrFy":null},"zipAnchors":{"homeValueTier":"zillow-zhvi","rentTier":"zillow-zori","zhvi":{"latest":457715,"through":"2026-09-01","city":"Vancouver","county":"Clark County","metro":"Portland-Vancouver-Hillsboro, OR-WA"},"zori":{"latest":1964,"through":"2026-09-01"},"safmr":null,"countyHomeEstimate":null,"countyFmr":null,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"sources":["FHFA HPI","Census ACS 5-year","HUD Fair Market Rent","FBI CDE"]}