{"area":{"county":"Latah County","state":"ID","stateName":"Idaho","slug":"latah-id","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":321410},{"date":"2021-07-01","value":341650},{"date":"2021-10-01","value":353964},{"date":"2022-01-01","value":368716},{"date":"2022-04-01","value":379496},{"date":"2022-07-01","value":368600},{"date":"2022-10-01","value":362691},{"date":"2023-01-01","value":361212},{"date":"2023-04-01","value":365758},{"date":"2023-07-01","value":368954},{"date":"2023-10-01","value":370470},{"date":"2024-01-01","value":375762},{"date":"2024-04-01","value":370470},{"date":"2024-07-01","value":383126},{"date":"2024-10-01","value":391168},{"date":"2025-01-01","value":386243},{"date":"2025-04-01","value":386609},{"date":"2025-07-01","value":389268},{"date":"2025-10-01","value":387666},{"date":"2026-01-01","value":397682},{"date":"2026-04-01","value":400585}],"latest":400585,"yoy":3.61502189550683,"fiveYr":24.63364549951775,"sinceStart":555.5146457208313,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1043}],"latest":1043,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":65424,"population":41049,"povertyRate":17.637706155007006,"medianHomeValue":368600,"medianGrossRent":929,"medianPropertyTax":2368},"hud":{"county":"Latah County","year":"2027","perUnit":1043,"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":32,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":4.503221448837569,"rentCagr":3,"cashFlow":{"price":400585,"monthlyRent":1043,"grossRent":1043,"downPct":20,"ratePct":6.75,"units":1,"state":"ID","down":80117,"loan":320468,"mortgagePI":2078.5493481102294,"monthlyTax":214.31297500000002,"taxRatePct":0.642,"taxRateSource":"Census ACS county effective rate 0.64% ($2,368 tax ÷ $368,600 ACS median), applied to current value","monthlyInsurance":166.91041666666666,"insuranceRatePct":0.5,"insuranceBasis":"Insurance: state-level estimate (ID avg 0.5%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":52.150000000000006,"egi":990.85,"mgmtPct":10,"monthlyMgmt":104.30000000000001,"maintenancePct":5,"monthlyMaint":52.150000000000006,"capexPct":5,"monthlyCapex":52.150000000000006,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":589.8233916666667,"noi":401.02660833333334,"totalExpenses":2668.372739776896,"cashFlow":-1677.522739776896,"annualCf":-20130.272877322754,"cocReturn":-25.126094183909476,"capRate":1.2013228902729758},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1755.747739776896,"delta":-78,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1708.8127397768963,"delta":-31,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1719.2503439435627,"delta":-42,"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":-2006.542452336584,"delta":-329,"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":-1785.9189771839197,"delta":-108,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-2006.542452336584,"baselineCashFlow":-1677.522739776896,"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":4.503221448837569,"rentCagr":3,"totalRentPaid":95903.37665525576,"totalCashOutlay":321538.6069278528,"insuranceBasis":"Insurance: state-level estimate (ID avg 0.5%/yr)","homeValueAfter":545258.4836310787,"equityBuilt":254313.68366126477,"netCostOfBuying":147341.923266588,"buyingCheaper":false,"savings":51438.54661133225},"priceToIncome":{"ratio":6.122905967229151,"price":400585,"medianIncome":65424,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.642,"countyTaxSource":"Census ACS county effective rate 0.64% ($2,368 tax ÷ $368,600 ACS median), applied to current value","dataCheck":{"status":"verified","checks":[{"metric":"home value (vintage update)","primary":400585,"secondary":368600,"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":1043,"secondary":929,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.12,"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":368600,"high":400585}},"rent":{"label":"verified","ratio":1.12,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":929,"high":1043}},"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":368600,"high":400585}},"rent":{"label":"verified","ratio":1.12,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":929,"high":1043}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Latah County, ID is appreciation-driven for owning: at a 32.0x 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 Latah County, ID a good rental market?","a":"Tough for cash flow. At 32.0x, Latah County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Latah County?","a":"The typical home value in Latah County is about $400,585 (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 Latah County?","a":"The typical rent in Latah County is about $1,043/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 Latah County?","a":"Over a 7-year horizon, renting is cheaper in Latah County by about $51,439 — buying only pays off if prices appreciate faster than projected."},{"q":"Is Latah County affordable for homebuyers?","a":"Latah County's median home value is 6.1x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Latah County?","a":"Latah County's effective property tax rate is about 0.64% of home value (Census ACS county effective rate 0.64% ($2,368 tax ÷ $368,600 ACS median), applied to current value), which on a $400,585 median home is roughly $214/mo."}],"takeaways":["The median home value in Latah County, ID was $400,585 as of April 2026, up 3.6% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Latah County, ID was $1,043/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Latah County, ID has a price-to-rent ratio of 32.0 — 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=latah-id","url":"https://areal.studio/functions/getCountyReport?slug=latah-id"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T11:00:51.473Z","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":400585,"countyFmr":1043,"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)"]}