{"area":{"county":"Franklin County","state":"NY","stateName":"New York","slug":"franklin-ny","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":127826},{"date":"2021-07-01","value":131845},{"date":"2021-10-01","value":135374},{"date":"2022-01-01","value":140930},{"date":"2022-04-01","value":145825},{"date":"2022-07-01","value":145400},{"date":"2022-10-01","value":145812},{"date":"2023-01-01","value":147276},{"date":"2023-04-01","value":151476},{"date":"2023-07-01","value":156607},{"date":"2023-10-01","value":159436},{"date":"2024-01-01","value":162931},{"date":"2024-04-01","value":165151},{"date":"2024-07-01","value":167504},{"date":"2024-10-01","value":171352},{"date":"2025-01-01","value":174108},{"date":"2025-04-01","value":177784},{"date":"2025-07-01","value":179291},{"date":"2025-10-01","value":180867},{"date":"2026-01-01","value":182644},{"date":"2026-04-01","value":184065}],"latest":184065,"yoy":3.5329388471403504,"fiveYr":43.99652652824934,"sinceStart":328.6762308444734,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1014}],"latest":1014,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":65151,"population":46696,"povertyRate":18.2497381589666,"medianHomeValue":145400,"medianGrossRent":843,"medianPropertyTax":2440},"hud":{"county":"Franklin County","year":"2027","perUnit":1014,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"New York","period":"09-2024 to 08-2026","window":{"from":"09-2024","to":"08-2026","fellBack":false},"violentCrime":{"total":140684,"ratePer100k":351.6673251700906},"propertyCrime":{"total":600711,"ratePer100k":1501.5952814126006},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"09-2024","to":"08-2026","fellBack":false},"priceToRentRatio":15.1,"ratioVerdict":"Borderline — at 15.1× 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":7.565930706876944,"rentCagr":3,"cashFlow":{"price":184065,"monthlyRent":1014,"grossRent":1014,"downPct":20,"ratePct":6.75,"units":1,"state":"NY","down":36813,"loan":147252,"mortgagePI":955.0736691586288,"monthlyTax":257.384225,"taxRatePct":1.678,"taxRateSource":"Census ACS county effective rate 1.68% ($2,440 tax ÷ $145,400 ACS median), applied to current value","monthlyInsurance":76.69375000000001,"insuranceRatePct":0.5,"insuranceBasis":"Insurance: state-level estimate (NY avg 0.5%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":50.7,"egi":963.3,"mgmtPct":10,"monthlyMgmt":101.4,"maintenancePct":5,"monthlyMaint":50.7,"capexPct":5,"monthlyCapex":50.7,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":536.877975,"noi":426.42202499999996,"totalExpenses":1491.9516441586288,"cashFlow":-528.6516441586289,"annualCf":-6343.819729903546,"cocReturn":-17.23255298373821,"capRate":2.7800311303072283},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-604.7016441586288,"delta":-76,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-559.0716441586288,"delta":-30,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-547.8250816586288,"delta":-19,"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":-679.8330747970678,"delta":-151,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −4.1% 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, 2007-10-01 → 2008-10-01, applied to rent","cashFlow":-560.1356842887807,"delta":-31,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-679.8330747970678,"baselineCashFlow":-528.6516441586289,"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":7.565930706876944,"rentCagr":3,"totalRentPaid":93236.83981632728,"totalCashOutlay":168253.4213855806,"insuranceBasis":"Insurance: state-level estimate (NY avg 0.5%/yr)","homeValueAfter":306686.3099422114,"equityBuilt":172999.93974251894,"netCostOfBuying":32066.48164306165,"buyingCheaper":true,"savings":61170.35817326563},"priceToIncome":{"ratio":2.8252060597688446,"price":184065,"medianIncome":65151,"label":"Affordable (≤3x income — historical rule of thumb)"},"countyTaxRatePct":1.678,"countyTaxSource":"Census ACS county effective rate 1.68% ($2,440 tax ÷ $145,400 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":184065,"secondary":145400,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.27,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1014,"secondary":843,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.2,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.27,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":145400,"high":184065}},"rent":{"label":"crosscheck","ratio":1.2,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":843,"high":1014}},"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 7.6%/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":"crosscheck","ratio":1.27,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":145400,"high":184065}},"rent":{"label":"crosscheck","ratio":1.2,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":843,"high":1014}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Franklin County, NY is a moderate market — a 15.1x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is Franklin County, NY a good rental market?","a":"Mixed. Franklin County's 15.1x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in Franklin County?","a":"The typical home value in Franklin County is about $184,065 (county-level, Census ACS & FHFA state HPI), up 3.5% year-over-year, and up 44.0% over five years."},{"q":"What is the median rent in Franklin County?","a":"The typical rent in Franklin County is about $1,014/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 Franklin County?","a":"Over a 7-year horizon, buying is cheaper in Franklin County — roughly $61,170 ahead of renting, with about $173,000 in equity built."},{"q":"Is Franklin County affordable for homebuyers?","a":"Franklin County's median home value is 2.8x the local median household income — Affordable (≤3x income — historical rule of thumb)."},{"q":"What is the property tax rate in Franklin County?","a":"Franklin County's effective property tax rate is about 1.68% of home value (Census ACS county effective rate 1.68% ($2,440 tax ÷ $145,400 ACS median), applied to current value), which on a $184,065 median home is roughly $257/mo."}],"takeaways":["The median home value in Franklin County, NY was $184,065 as of April 2026, up 3.5% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Franklin County, NY was $1,014/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Franklin County, NY has a price-to-rent ratio of 15.1 — 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=franklin-ny","url":"https://areal.studio/functions/getCountyReport?slug=franklin-ny"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T11:13:53.271Z","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":184065,"countyFmr":1014,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"NY","stateName":"New York","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}