{"area":{"county":"DeKalb County","state":"GA","stateName":"Georgia","slug":"dekalb-ga","metro":"Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area"},"homeValue":{"series":[{"date":"2021-04-01","value":299216},{"date":"2021-07-01","value":316737},{"date":"2021-10-01","value":331653},{"date":"2022-01-01","value":351667},{"date":"2022-04-01","value":365207},{"date":"2022-07-01","value":363323},{"date":"2022-10-01","value":364625},{"date":"2023-01-01","value":361365},{"date":"2023-04-01","value":374896},{"date":"2023-07-01","value":381933},{"date":"2023-10-01","value":389830},{"date":"2024-01-01","value":387891},{"date":"2024-04-01","value":393617},{"date":"2024-07-01","value":398715},{"date":"2024-10-01","value":398484},{"date":"2025-01-01","value":399759},{"date":"2025-04-01","value":394273},{"date":"2025-07-01","value":394910},{"date":"2025-10-01","value":395760},{"date":"2026-01-01","value":401107},{"date":"2026-04-01","value":399888}],"latest":399888,"yoy":1.4241401262576945,"fiveYr":33.64525961178547,"sinceStart":332.9713400967962,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1762}],"latest":1762,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":80644,"population":765351,"povertyRate":13.68895130439861,"medianHomeValue":357800,"medianGrossRent":1692,"medianPropertyTax":3310},"hud":{"county":"DeKalb County","year":"2027","perUnit":1762,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Georgia","period":"11-2023 to 10-2025","window":{"from":"11-2023","to":"10-2025","fellBack":true},"violentCrime":{"total":65938,"ratePer100k":291.6901270381327},"propertyCrime":{"total":331475,"ratePer100k":1466.3469450084176},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2023","to":"10-2025","fellBack":true},"priceToRentRatio":18.9,"ratioVerdict":"Borderline — at 18.9× 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)","priceCagr":5.97273932058715,"rentCagr":3,"cashFlow":{"price":399888,"monthlyRent":1762,"grossRent":1762,"downPct":20,"ratePct":6.75,"units":1,"state":"GA","down":79977.6,"loan":319910.4,"mortgagePI":2074.932765123765,"monthlyTax":308.247,"taxRatePct":0.925,"taxRateSource":"Census ACS county effective rate 0.93% ($3,310 tax ÷ $357,800 ACS median), applied to current value","monthlyInsurance":219.9384,"insuranceRatePct":0.66,"insuranceBasis":"Insurance: state-level estimate (GA avg 0.66%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":88.10000000000001,"egi":1673.9,"mgmtPct":10,"monthlyMgmt":176.20000000000002,"maintenancePct":5,"monthlyMaint":88.10000000000001,"capexPct":5,"monthlyCapex":88.10000000000001,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":880.5854000000002,"noi":793.3145999999999,"totalExpenses":2955.5181651237654,"cashFlow":-1281.618165123765,"annualCf":-15379.417981485181,"cocReturn":-19.229656780755086,"capRate":2.3806103709038533},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1413.768165123765,"delta":-132,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1334.4781651237652,"delta":-53,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1336.602765123765,"delta":-55,"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":-1610.0653980857294,"delta":-328,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −7.7% 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, 2008-01-01 → 2009-01-01, applied to rent","cashFlow":-1383.0070077148737,"delta":-101,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1610.0653980857294,"baselineCashFlow":-1281.618165123765,"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":5.97273932058715,"rentCagr":3,"totalRentPaid":162015.10035144837,"totalCashOutlay":339123.2402629014,"insuranceBasis":"Insurance: state-level estimate (GA avg 0.66%/yr)","homeValueAfter":600202.0807096052,"equityBuilt":309763.5116909725,"netCostOfBuying":109337.32857192893,"buyingCheaper":true,"savings":52677.77177951945},"priceToIncome":{"ratio":4.958682605029512,"price":399888,"medianIncome":80644,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.925,"countyTaxSource":"Census ACS county effective rate 0.93% ($3,310 tax ÷ $357,800 ACS median), applied to current value","dataCheck":{"status":"verified","checks":[{"metric":"home value (vintage update)","primary":399888,"secondary":357800,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.12,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1762,"secondary":1692,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.04,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.12,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":357800,"high":399888}},"rent":{"label":"verified","ratio":1.04,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1692,"high":1762}},"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 6.0%/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":1.12,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":357800,"high":399888}},"rent":{"label":"verified","ratio":1.04,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1692,"high":1762}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"DeKalb County, GA is a moderate market — a 18.9x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is DeKalb County, GA a good rental market?","a":"Mixed. DeKalb County's 18.9x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in DeKalb County?","a":"The typical home value in DeKalb County is about $399,888 (county-level, Census ACS & FHFA metro HPI), up 1.4% year-over-year, and up 33.6% over five years."},{"q":"What is the median rent in DeKalb County?","a":"The typical rent in DeKalb County is about $1,762/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 DeKalb County?","a":"Over a 7-year horizon, buying is cheaper in DeKalb County — roughly $52,678 ahead of renting, with about $309,764 in equity built."},{"q":"Is DeKalb County affordable for homebuyers?","a":"DeKalb County's median home value is 5.0x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in DeKalb County?","a":"DeKalb County's effective property tax rate is about 0.93% of home value (Census ACS county effective rate 0.93% ($3,310 tax ÷ $357,800 ACS median), applied to current value), which on a $399,888 median home is roughly $308/mo."}],"takeaways":["The median home value in DeKalb County, GA was $399,888 as of April 2026, up 1.4% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in DeKalb County, GA was $1,762/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","DeKalb County, GA has a price-to-rent ratio of 18.9 — 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":"getCountyReport","query":"slug=dekalb-ga","url":"https://areal.studio/functions/getCountyReport?slug=dekalb-ga"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:10:05.311Z","homeValueBasis":"FHFA metro HPI (quarterly, Atlanta-Sandy Springs-Roswell, GA 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":"Atlanta-Sandy Springs-Roswell, GA 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":399888,"countyFmr":1762,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area"},"links":{"stateDir":"GA","stateName":"Georgia","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}