{"area":{"county":"Mineral County","state":"NV","stateName":"Nevada","slug":"mineral-nv","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":134755},{"date":"2021-07-01","value":144026},{"date":"2021-10-01","value":149880},{"date":"2022-01-01","value":157607},{"date":"2022-04-01","value":162866},{"date":"2022-07-01","value":156200},{"date":"2022-10-01","value":154218},{"date":"2023-01-01","value":150813},{"date":"2023-04-01","value":153888},{"date":"2023-07-01","value":158001},{"date":"2023-10-01","value":159521},{"date":"2024-01-01","value":163690},{"date":"2024-04-01","value":164775},{"date":"2024-07-01","value":164474},{"date":"2024-10-01","value":169194},{"date":"2025-01-01","value":170054},{"date":"2025-04-01","value":168812},{"date":"2025-07-01","value":170030},{"date":"2025-10-01","value":170179},{"date":"2026-01-01","value":170693},{"date":"2026-04-01","value":173484}],"latest":173484,"yoy":2.76757576475606,"fiveYr":28.740306482134244,"sinceStart":331.5093025569595,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1254}],"latest":1254,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":54855,"population":4542,"povertyRate":18.466424682395644,"medianHomeValue":156200,"medianGrossRent":905,"medianPropertyTax":1157},"hud":{"county":"Mineral County","year":"2027","perUnit":1254,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Nevada","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":21912,"ratePer100k":333.80172007209825},"propertyCrime":{"total":115298,"ratePer100k":1756.419802887586},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":11.5,"ratioVerdict":"Favorable for buying — price-to-rent favors owning (modeled investor cash flow is negative, so this is owner-occupant math — it is not a claim of strong rental yield)","priceCagr":5.183086823578065,"rentCagr":3,"cashFlow":{"price":173484,"monthlyRent":1254,"grossRent":1254,"downPct":20,"ratePct":6.75,"units":1,"state":"NV","down":34696.8,"loan":138787.2,"mortgagePI":900.1711374803226,"monthlyTax":107.12637,"taxRatePct":0.741,"taxRateSource":"Census ACS county effective rate 0.74% ($1,157 tax ÷ $156,200 ACS median), applied to current value","monthlyInsurance":57.828,"insuranceRatePct":0.4,"insuranceBasis":"Insurance: state-level estimate (NV avg 0.4%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":62.7,"egi":1191.3,"mgmtPct":10,"monthlyMgmt":125.4,"maintenancePct":5,"monthlyMaint":62.7,"capexPct":5,"monthlyCapex":62.7,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":415.75437,"noi":775.54563,"totalExpenses":1315.9255074803227,"cashFlow":-124.62550748032265,"annualCf":-1495.5060897638718,"cocReturn":-4.310213304292822,"capRate":5.364499066196306},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-218.6755074803225,"delta":-94,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-162.24550748032254,"delta":-38,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-139.08250748032265,"delta":-14,"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":-267.1162542973649,"delta":-142,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −31.1% 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":-417.16333341538444,"delta":-293,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-417.16333341538444,"baselineCashFlow":-124.62550748032265,"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":5.183086823578065,"rentCagr":3,"totalRentPaid":115304.73089711483,"totalCashOutlay":137298.78426861137,"insuranceBasis":"Insurance: state-level estimate (NV avg 0.4%/yr)","homeValueAfter":247104.589030464,"equityBuilt":121103.19687158825,"netCostOfBuying":50892.38739702312,"buyingCheaper":true,"savings":64412.34350009171},"priceToIncome":{"ratio":3.16259228876128,"price":173484,"medianIncome":54855,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.741,"countyTaxSource":"Census ACS county effective rate 0.74% ($1,157 tax ÷ $156,200 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":173484,"secondary":156200,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.11,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1254,"secondary":905,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.39,"grade":"crosscheck","consistent":false,"hidePoint":true}],"confidence":{"homeValue":{"label":"verified","ratio":1.11,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":156200,"high":173484}},"rent":{"label":"crosscheck","ratio":1.39,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":905,"high":1254}},"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 5.2%/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":1.11,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":156200,"high":173484}},"rent":{"label":"crosscheck","ratio":1.39,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":905,"high":1254}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Mineral County, NV leans favorable for buying: a price-to-rent ratio of 11.5 favors owning at the median, and modeled investor cash flow is negative, so this is owner-occupant math — not a claim of strong rental yield.","faqs":[{"q":"Is Mineral County, NV a good rental market?","a":"For owning at the median, yes — Mineral County's price-to-rent ratio of 11.5 is in the favorable range, but modeled investor cash flow is negative, so it is not a claim of strong rental yield."},{"q":"What is the median home value in Mineral County?","a":"The typical home value in Mineral County is about $173,484 (county-level, Census ACS & FHFA state HPI), up 2.8% year-over-year, and up 28.7% over five years."},{"q":"What is the median rent in Mineral County?","a":"The typical rent in Mineral County is about $1,254/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 Mineral County?","a":"Over a 7-year horizon, buying is cheaper in Mineral County — roughly $64,412 ahead of renting, with about $121,103 in equity built."},{"q":"Is Mineral County affordable for homebuyers?","a":"Mineral County's median home value is 3.2x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Mineral County?","a":"Mineral County's effective property tax rate is about 0.74% of home value (Census ACS county effective rate 0.74% ($1,157 tax ÷ $156,200 ACS median), applied to current value), which on a $173,484 median home is roughly $107/mo."}],"takeaways":["The median home value in Mineral County, NV was $173,484 as of April 2026, up 2.8% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Mineral County, NV was $1,254/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Mineral County, NV has a price-to-rent ratio of 11.5 — 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=mineral-nv","url":"https://areal.studio/functions/getCountyReport?slug=mineral-nv"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:30:12.519Z","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":173484,"countyFmr":1254,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"NV","stateName":"Nevada","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}