{"area":{"county":"Kusilvak Census Area","state":"AK","stateName":"Alaska","slug":"kusilvak-census-area-ak","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":73824},{"date":"2021-07-01","value":76979},{"date":"2021-10-01","value":79206},{"date":"2022-01-01","value":80300},{"date":"2022-04-01","value":82622},{"date":"2022-07-01","value":84300},{"date":"2022-10-01","value":83634},{"date":"2023-01-01","value":85369},{"date":"2023-04-01","value":85993},{"date":"2023-07-01","value":86607},{"date":"2023-10-01","value":89103},{"date":"2024-01-01","value":88596},{"date":"2024-04-01","value":90542},{"date":"2024-07-01","value":92645},{"date":"2024-10-01","value":92523},{"date":"2025-01-01","value":94112},{"date":"2025-04-01","value":93615},{"date":"2025-07-01","value":93558},{"date":"2025-10-01","value":96764},{"date":"2026-01-01","value":100207},{"date":"2026-04-01","value":101388}],"latest":101388,"yoy":8.303156545425413,"fiveYr":37.33745123537061,"sinceStart":307.8522868981053,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1030}],"latest":1030,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":51471,"population":8176,"povertyRate":32.398022249690975,"medianHomeValue":84300,"medianGrossRent":833,"medianPropertyTax":199},"hud":{"county":"Kusilvak Census Area","year":"2027","perUnit":1030,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Alaska","period":"11-2024 to 10-2026","window":{"from":"11-2024","to":"10-2026","fellBack":false},"violentCrime":{"total":8111,"ratePer100k":547.9420590623578},"propertyCrime":{"total":20573,"ratePer100k":1389.8177759943146},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":8.2,"ratioVerdict":"Favorable for buying — price-to-rent favors owning (modeled investor cash flow is positive at standard assumptions)","priceCagr":6.551991100224441,"rentCagr":3,"cashFlow":{"price":101388,"monthlyRent":1030,"grossRent":1030,"downPct":20,"ratePct":6.75,"units":1,"state":"AK","down":20277.600000000002,"loan":81110.4,"mortgagePI":526.0805105188659,"monthlyTax":19.939639999999997,"taxRatePct":0.236,"taxRateSource":"Census ACS county effective rate 0.24% ($199 tax ÷ $84,300 ACS median), applied to current value","monthlyInsurance":43.934799999999996,"insuranceRatePct":0.52,"insuranceBasis":"Insurance: state-level estimate (AK avg 0.52%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":51.5,"egi":978.5,"mgmtPct":10,"monthlyMgmt":103,"maintenancePct":5,"monthlyMaint":51.5,"capexPct":5,"monthlyCapex":51.5,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":269.87444,"noi":708.62556,"totalExpenses":795.9549505188659,"cashFlow":182.54504948113401,"annualCf":2190.540593773608,"cocReturn":10.802760651031718,"capRate":8.387093857261215},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":105.29504948113401,"delta":-77,"survives":true},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":151.64504948113415,"delta":-31,"survives":true},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":171.56134948113402,"delta":-11,"survives":true},{"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":99.27021238787881,"delta":-83,"survives":true},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −5.3% 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, 2009-01-01 → 2010-01-01, applied to rent","cashFlow":141.64790987472713,"delta":-41,"survives":true}],"survived":5,"total":5,"score":100,"worstCashFlow":99.27021238787881,"baselineCashFlow":182.54504948113401,"framing":"scored","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":6.551991100224441,"rentCagr":3,"totalRentPaid":94708.03255504645,"totalCashOutlay":87923.1240897454,"insuranceBasis":"Insurance: state-level estimate (AK avg 0.52%/yr)","homeValueAfter":158094.784753009,"equityBuilt":84456.70200068546,"netCostOfBuying":23744.022089059945,"buyingCheaper":true,"savings":70964.0104659865},"priceToIncome":{"ratio":1.9698082415340676,"price":101388,"medianIncome":51471,"label":"Affordable (≤3x income — historical rule of thumb)"},"countyTaxRatePct":0.236,"countyTaxSource":"Census ACS county effective rate 0.24% ($199 tax ÷ $84,300 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":101388,"secondary":84300,"primarySource":"current estimate (ACS county median × FHFA state 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":1030,"secondary":833,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.24,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.2,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":84300,"high":101388}},"rent":{"label":"crosscheck","ratio":1.24,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":833,"high":1030}},"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 6.6%/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":1.2,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":84300,"high":101388}},"rent":{"label":"crosscheck","ratio":1.24,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":833,"high":1030}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Kusilvak Census Area, AK leans favorable for buying: a price-to-rent ratio of 8.2 favors owning at the median, and modeled investor cash flow is positive (183/mo at standard assumptions).","faqs":[{"q":"Is Kusilvak Census Area, AK a good rental market?","a":"For owning at the median, yes — Kusilvak Census Area's price-to-rent ratio of 8.2 is in the favorable range, and modeled investor cash flow is positive (about $183/mo at 20% down)."},{"q":"What is the median home value in Kusilvak Census Area?","a":"The typical home value in Kusilvak Census Area is about $101,388 (county-level, Census ACS & FHFA state HPI), up 8.3% year-over-year, and up 37.3% over five years."},{"q":"What is the median rent in Kusilvak Census Area?","a":"The typical rent in Kusilvak Census Area is about $1,030/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 Kusilvak Census Area?","a":"Over a 7-year horizon, buying is cheaper in Kusilvak Census Area — roughly $70,964 ahead of renting, with about $84,457 in equity built."},{"q":"Is Kusilvak Census Area affordable for homebuyers?","a":"Kusilvak Census Area's median home value is 2.0x the local median household income — Affordable (≤3x income — historical rule of thumb)."},{"q":"What is the property tax rate in Kusilvak Census Area?","a":"Kusilvak Census Area's effective property tax rate is about 0.24% of home value (Census ACS county effective rate 0.24% ($199 tax ÷ $84,300 ACS median), applied to current value), which on a $101,388 median home is roughly $20/mo."}],"takeaways":["The median home value in Kusilvak Census Area, AK was $101,388 as of April 2026, up 8.3% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Kusilvak Census Area, AK was $1,030/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Kusilvak Census Area, AK has a price-to-rent ratio of 8.2 — 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=kusilvak-census-area-ak","url":"https://areal.studio/functions/getCountyReport?slug=kusilvak-census-area-ak"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T09:22:18.226Z","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":101388,"countyFmr":1030,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"AK","stateName":"Alaska","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}