{"area":{"county":"Manassas city","state":"VA","stateName":"Virginia","slug":"manassas-va","metro":"Washington-Arlington-Alexandria, DC-VA-MD HUD Metro FMR Area"},"homeValue":{"series":[{"date":"2021-04-01","value":436794},{"date":"2021-07-01","value":442309},{"date":"2021-10-01","value":449503},{"date":"2022-01-01","value":462121},{"date":"2022-04-01","value":458989},{"date":"2022-07-01","value":449900},{"date":"2022-10-01","value":447245},{"date":"2023-01-01","value":457026},{"date":"2023-04-01","value":461372},{"date":"2023-07-01","value":465627},{"date":"2023-10-01","value":479119},{"date":"2024-01-01","value":452385},{"date":"2024-04-01","value":474795},{"date":"2024-07-01","value":475022},{"date":"2024-10-01","value":474852},{"date":"2025-01-01","value":484701},{"date":"2025-04-01","value":472651},{"date":"2025-07-01","value":485813},{"date":"2025-10-01","value":482489},{"date":"2026-01-01","value":460589},{"date":"2026-04-01","value":467840}],"latest":467840,"yoy":-1.017875768801928,"fiveYr":7.107698365820044,"sinceStart":312.2991777634814,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":2438}],"latest":2438,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":113590,"population":42976,"povertyRate":7.741131667411081,"medianHomeValue":449900,"medianGrossRent":1850,"medianPropertyTax":4923},"hud":{"county":"Manassas city","year":"2027","perUnit":2438,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Virginia","period":"11-2023 to 10-2025","window":{"from":"11-2023","to":"10-2025","fellBack":true},"violentCrime":{"total":38972,"ratePer100k":219.43429285255235},"propertyCrime":{"total":268501,"ratePer100k":1511.8117383045048},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2023","to":"10-2025","fellBack":true},"priceToRentRatio":16,"ratioVerdict":"Borderline — at 16.0× 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":1.3829569882304105,"rentCagr":3,"cashFlow":{"price":467840,"monthlyRent":2438,"grossRent":2438,"downPct":20,"ratePct":6.75,"units":1,"state":"VA","down":93568,"loan":374272,"mortgagePI":2427.521067987792,"monthlyTax":426.51413333333335,"taxRatePct":1.094,"taxRateSource":"Census ACS county effective rate 1.09% ($4,923 tax ÷ $449,900 ACS median), applied to current value","monthlyInsurance":218.32533333333336,"insuranceRatePct":0.56,"insuranceBasis":"Insurance: state-level estimate (VA avg 0.56%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":121.9,"egi":2316.1,"mgmtPct":10,"monthlyMgmt":243.8,"maintenancePct":5,"monthlyMaint":121.9,"capexPct":5,"monthlyCapex":121.9,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":1132.4394666666667,"noi":1183.6605333333332,"totalExpenses":3559.9605346544586,"cashFlow":-1243.8605346544587,"annualCf":-14926.326415853504,"cocReturn":-15.952383737873529,"capRate":3.0360649794801637},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1426.7105346544583,"delta":-183,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1317.0005346544585,"delta":-73,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1298.4418679877922,"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":-1628.1200109801434,"delta":-384,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −15.7% 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, 2007-04-01 → 2008-04-01, applied to rent","cashFlow":-1530.325478314738,"delta":-286,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1628.1200109801434,"baselineCashFlow":-1243.8605346544587,"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":1.3829569882304105,"rentCagr":3,"totalRentPaid":224172.99356233323,"totalCashOutlay":377707.02919476805,"insuranceBasis":"Insurance: state-level estimate (VA avg 0.56%/yr)","homeValueAfter":515053.12729773915,"equityBuilt":175261.0351877556,"netCostOfBuying":296013.99400701246,"buyingCheaper":false,"savings":71841.00044467923},"priceToIncome":{"ratio":4.118672418346685,"price":467840,"medianIncome":113590,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":1.094,"countyTaxSource":"Census ACS county effective rate 1.09% ($4,923 tax ÷ $449,900 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":467840,"secondary":449900,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.04,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":2438,"secondary":1850,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.32,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.04,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":449900,"high":467840}},"rent":{"label":"crosscheck","ratio":1.32,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1850,"high":2438}},"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 1.4%/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":1.04,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":449900,"high":467840}},"rent":{"label":"crosscheck","ratio":1.32,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1850,"high":2438}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Manassas city, VA is a moderate market — a 16.0x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is Manassas city, VA a good rental market?","a":"Mixed. Manassas city's 16.0x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in Manassas city?","a":"The typical home value in Manassas city is about $467,840 (county-level, Census ACS & FHFA metro HPI), down 1.0% year-over-year, and up 7.1% over five years."},{"q":"What is the median rent in Manassas city?","a":"The typical rent in Manassas city is about $2,438/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 Manassas city?","a":"Over a 7-year horizon, renting is cheaper in Manassas city by about $71,841 — buying only pays off if prices appreciate faster than projected."},{"q":"Is Manassas city affordable for homebuyers?","a":"Manassas city's median home value is 4.1x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Manassas city?","a":"Manassas city's effective property tax rate is about 1.09% of home value (Census ACS county effective rate 1.09% ($4,923 tax ÷ $449,900 ACS median), applied to current value), which on a $467,840 median home is roughly $427/mo."}],"takeaways":["The median home value in Manassas city, VA was $467,840 as of April 2026, down 1.0% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Manassas city, VA was $2,438/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Manassas city, VA has a price-to-rent ratio of 16.0 — 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=manassas-va","url":"https://areal.studio/functions/getCountyReport?slug=manassas-va"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:57:19.906Z","homeValueBasis":"FHFA metro HPI (quarterly, Washington-Arlington-Alexandria, DC-VA-MD 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":"Washington-Arlington-Alexandria, DC-VA-MD 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":467840,"countyFmr":2438,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Washington-Arlington-Alexandria, DC-VA-MD HUD Metro FMR Area"},"links":{"stateDir":"VA","stateName":"Virginia","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}