{"area":{"county":"Camas County","state":"ID","stateName":"Idaho","slug":"camas-id","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":265081},{"date":"2021-07-01","value":281773},{"date":"2021-10-01","value":291929},{"date":"2022-01-01","value":304096},{"date":"2022-04-01","value":312986},{"date":"2022-07-01","value":304000},{"date":"2022-10-01","value":299126},{"date":"2023-01-01","value":297907},{"date":"2023-04-01","value":301656},{"date":"2023-07-01","value":304292},{"date":"2023-10-01","value":305542},{"date":"2024-01-01","value":309907},{"date":"2024-04-01","value":305542},{"date":"2024-07-01","value":315980},{"date":"2024-10-01","value":322613},{"date":"2025-01-01","value":318551},{"date":"2025-04-01","value":318853},{"date":"2025-07-01","value":321045},{"date":"2025-10-01","value":319725},{"date":"2026-01-01","value":327986},{"date":"2026-04-01","value":330380}],"latest":330380,"yoy":3.6151455372852066,"fiveYr":24.63360255921775,"sinceStart":555.515873015873,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1111}],"latest":1111,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":57955,"population":1124,"povertyRate":5.871886120996441,"medianHomeValue":304000,"medianGrossRent":1000,"medianPropertyTax":1132},"hud":{"county":"Camas County","year":"2027","perUnit":1111,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Idaho","period":"11-2024 to 10-2026","window":{"from":"11-2024","to":"10-2026","fellBack":false},"violentCrime":{"total":7778,"ratePer100k":191.60155547552313},"propertyCrime":{"total":21490,"ratePer100k":529.3799726367951},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":24.8,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":4.5032142469064285,"rentCagr":3,"cashFlow":{"price":330380,"monthlyRent":1111,"grossRent":1111,"downPct":20,"ratePct":6.75,"units":1,"state":"ID","down":66076,"loan":264304,"mortgagePI":1714.2707131536565,"monthlyTax":102.4178,"taxRatePct":0.372,"taxRateSource":"Census ACS county effective rate 0.37% ($1,132 tax ÷ $304,000 ACS median), applied to current value","monthlyInsurance":137.65833333333333,"insuranceRatePct":0.5,"insuranceBasis":"Insurance: state-level estimate (ID avg 0.5%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":55.550000000000004,"egi":1055.45,"mgmtPct":10,"monthlyMgmt":111.10000000000001,"maintenancePct":5,"monthlyMaint":55.550000000000004,"capexPct":5,"monthlyCapex":55.550000000000004,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":462.27613333333335,"noi":593.1738666666668,"totalExpenses":2176.54684648699,"cashFlow":-1121.0968464869898,"annualCf":-13453.162157843877,"cocReturn":-20.360134024220407,"capRate":2.154514922210788},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1204.42184648699,"delta":-83,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1154.42684648699,"delta":-33,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1155.5114298203232,"delta":-34,"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":-1392.4538185040892,"delta":-271,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −13.9% 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, 2010-01-01 → 2011-01-01, applied to rent","cashFlow":-1236.5619989390661,"delta":-115,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1392.4538185040892,"baselineCashFlow":-1121.0968464869898,"framing":"underwater","confidenceLabel":"verified","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":4.5032142469064285,"rentCagr":3,"totalRentPaid":102155.94579481223,"totalCashOutlay":265186.9643765826,"insuranceBasis":"Insurance: state-level estimate (ID avg 0.5%/yr)","homeValueAfter":449698.3434709396,"equityBuilt":209743.42001143115,"netCostOfBuying":121519.54436515144,"buyingCheaper":false,"savings":19363.598570339207},"priceToIncome":{"ratio":5.700629798981969,"price":330380,"medianIncome":57955,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.372,"countyTaxSource":"Census ACS county effective rate 0.37% ($1,132 tax ÷ $304,000 ACS median), applied to current value","dataCheck":{"status":"verified","checks":[{"metric":"home value (vintage update)","primary":330380,"secondary":304000,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.09,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1111,"secondary":1000,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.11,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.09,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":304000,"high":330380}},"rent":{"label":"verified","ratio":1.11,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1000,"high":1111}},"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 (227d 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 (13d 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 4.5%/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":227,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":13,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"verified","ratio":1.09,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":304000,"high":330380}},"rent":{"label":"verified","ratio":1.11,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1000,"high":1111}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Camas County, ID is appreciation-driven for owning: at a 24.8x price-to-rent ratio, the math favors renting — monthly investor cash flow is typically thin or negative unless you buy below median or add units.","faqs":[{"q":"Is Camas County, ID a good rental market?","a":"Tough for cash flow. At 24.8x, Camas County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Camas County?","a":"The typical home value in Camas County is about $330,380 (county-level, Census ACS & FHFA state HPI), up 3.6% year-over-year, and up 24.6% over five years."},{"q":"What is the median rent in Camas County?","a":"The typical rent in Camas County is about $1,111/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 Camas County?","a":"Over a 7-year horizon, renting is cheaper in Camas County by about $19,364 — buying only pays off if prices appreciate faster than projected."},{"q":"Is Camas County affordable for homebuyers?","a":"Camas County's median home value is 5.7x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Camas County?","a":"Camas County's effective property tax rate is about 0.37% of home value (Census ACS county effective rate 0.37% ($1,132 tax ÷ $304,000 ACS median), applied to current value), which on a $330,380 median home is roughly $102/mo."}],"takeaways":["The median home value in Camas County, ID was $330,380 as of April 2026, up 3.6% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Camas County, ID was $1,111/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Camas County, ID has a price-to-rent ratio of 24.8 — a high reading that favors renting over buying at the median. (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=camas-id","url":"https://areal.studio/functions/getCountyReport?slug=camas-id"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:25:57.866Z","homeValueBasis":"FHFA state HPI (quarterly) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"state","hpiMetro":null,"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":330380,"countyFmr":1111,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"ID","stateName":"Idaho","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}