{"area":{"county":"Calhoun County","state":"SC","stateName":"South Carolina","slug":"calhoun-sc","metro":"Columbia, SC HUD Metro FMR Area"},"homeValue":{"series":[{"date":"2021-04-01","value":142212},{"date":"2021-07-01","value":146789},{"date":"2021-10-01","value":153169},{"date":"2022-01-01","value":160557},{"date":"2022-04-01","value":166068},{"date":"2022-07-01","value":172100},{"date":"2022-10-01","value":175409},{"date":"2023-01-01","value":177224},{"date":"2023-04-01","value":181646},{"date":"2023-07-01","value":183289},{"date":"2023-10-01","value":187052},{"date":"2024-01-01","value":189681},{"date":"2024-04-01","value":189260},{"date":"2024-07-01","value":194628},{"date":"2024-10-01","value":196249},{"date":"2025-01-01","value":200295},{"date":"2025-04-01","value":202215},{"date":"2025-07-01","value":200472},{"date":"2025-10-01","value":206918},{"date":"2026-01-01","value":205120},{"date":"2026-04-01","value":206326}],"latest":206326,"yoy":2.0329846945083205,"fiveYr":45.083396619131996,"sinceStart":272.84686833640535,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1226}],"latest":1226,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":58682,"population":14182,"povertyRate":12.939147927293625,"medianHomeValue":172100,"medianGrossRent":1052,"medianPropertyTax":704},"hud":{"county":"Calhoun County","year":"2027","perUnit":1226,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"South Carolina","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":40077,"ratePer100k":359.7399337985887},"propertyCrime":{"total":176665,"ratePer100k":1585.7837513917627},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":14,"ratioVerdict":"Favorable for buying — price-to-rent favors owning (modeled investor cash flow is negative, so this is owner-occupant math — it is not a claim of strong rental yield)","priceCagr":7.727844033353559,"rentCagr":3,"cashFlow":{"price":206326,"monthlyRent":1226,"grossRent":1226,"downPct":20,"ratePct":6.75,"units":1,"state":"SC","down":41265.200000000004,"loan":165060.8,"mortgagePI":1070.5812069802691,"monthlyTax":70.32277833333333,"taxRatePct":0.409,"taxRateSource":"Census ACS county effective rate 0.41% ($704 tax ÷ $172,100 ACS median), applied to current value","monthlyInsurance":123.7956,"insuranceRatePct":0.72,"insuranceBasis":"Insurance: state-level estimate (SC avg 0.72%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":61.300000000000004,"egi":1164.7,"mgmtPct":10,"monthlyMgmt":122.60000000000001,"maintenancePct":5,"monthlyMaint":61.300000000000004,"capexPct":5,"monthlyCapex":61.300000000000004,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":439.3183783333334,"noi":725.3816216666667,"totalExpenses":1509.8995853136025,"cashFlow":-345.1995853136025,"annualCf":-4142.39502376323,"cocReturn":-10.038470730211484,"capRate":4.2188475810125725},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-437.14958531360253,"delta":-92,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-381.97958531360246,"delta":-37,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-376.14848531360246,"delta":-31,"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":-514.665045112622,"delta":-169,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −8.6% over 12 months)","kind":"history","detail":"History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 2011-01-01 → 2012-01-01, applied to rent","cashFlow":-424.18149992210465,"delta":-79,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-514.665045112622,"baselineCashFlow":-345.1995853136025,"framing":"underwater","confidenceLabel":"crosscheck","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":7.727844033353559,"rentCagr":3,"totalRentPaid":112730.14360435626,"totalCashOutlay":172273.05421075513,"insuranceBasis":"Insurance: state-level estimate (SC avg 0.72%/yr)","homeValueAfter":347415.9372035867,"equityBuilt":197561.4074569116,"netCostOfBuying":15976.846753843536,"buyingCheaper":true,"savings":96753.29685051272},"priceToIncome":{"ratio":3.516001499608057,"price":206326,"medianIncome":58682,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.409,"countyTaxSource":"Census ACS county effective rate 0.41% ($704 tax ÷ $172,100 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":206326,"secondary":172100,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.2,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1226,"secondary":1052,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.17,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.2,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":172100,"high":206326}},"rent":{"label":"crosscheck","ratio":1.17,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1052,"high":1226}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. '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 2026-04-01 (228d old — current for quarterly 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 2026-11-01 (14d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"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":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 7.7%/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":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":228,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":14,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"crosscheck","ratio":1.2,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":172100,"high":206326}},"rent":{"label":"crosscheck","ratio":1.17,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1052,"high":1226}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Calhoun County, SC leans favorable for buying: a price-to-rent ratio of 14.0 favors owning at the median, and modeled investor cash flow is negative, so this is owner-occupant math — not a claim of strong rental yield.","faqs":[{"q":"Is Calhoun County, SC a good rental market?","a":"For owning at the median, yes — Calhoun County's price-to-rent ratio of 14.0 is in the favorable range, but modeled investor cash flow is negative, so it is not a claim of strong rental yield."},{"q":"What is the median home value in Calhoun County?","a":"The typical home value in Calhoun County is about $206,326 (county-level, Census ACS & FHFA metro HPI), up 2.0% year-over-year, and up 45.1% over five years."},{"q":"What is the median rent in Calhoun County?","a":"The typical rent in Calhoun County is about $1,226/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Calhoun County?","a":"Over a 7-year horizon, buying is cheaper in Calhoun County — roughly $96,753 ahead of renting, with about $197,561 in equity built."},{"q":"Is Calhoun County affordable for homebuyers?","a":"Calhoun County's median home value is 3.5x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Calhoun County?","a":"Calhoun County's effective property tax rate is about 0.41% of home value (Census ACS county effective rate 0.41% ($704 tax ÷ $172,100 ACS median), applied to current value), which on a $206,326 median home is roughly $70/mo."}],"takeaways":["The median home value in Calhoun County, SC was $206,326 as of April 2026, up 2.0% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Calhoun County, SC was $1,226/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Calhoun County, SC has a price-to-rent ratio of 14.0 — a reading that favors owning (owner-occupant math — not automatically strong investor cash flow). (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":"getCountyReport","query":"slug=calhoun-sc","url":"https://areal.studio/functions/getCountyReport?slug=calhoun-sc"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-15T10:29:17.085Z","homeValueBasis":"FHFA metro HPI (quarterly, Columbia, SC HUD Metro FMR Area) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Columbia, SC HUD Metro FMR Area","acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":206326,"countyFmr":1226,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Columbia, SC HUD Metro FMR Area"},"links":{"stateDir":"SC","stateName":"South Carolina","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}