{"area":{"county":"Nez Perce County","state":"ID","stateName":"Idaho","slug":"nez-perce-id","metro":"Lewiston, ID-WA MSA"},"homeValue":{"series":[{"date":"2021-04-01","value":280928},{"date":"2021-07-01","value":292297},{"date":"2021-10-01","value":299705},{"date":"2022-01-01","value":318897},{"date":"2022-04-01","value":316875},{"date":"2022-07-01","value":334700},{"date":"2022-10-01","value":335763},{"date":"2023-01-01","value":329062},{"date":"2023-04-01","value":340712},{"date":"2023-07-01","value":343358},{"date":"2023-10-01","value":355224},{"date":"2024-01-01","value":346051},{"date":"2024-04-01","value":351467},{"date":"2024-07-01","value":364554},{"date":"2024-10-01","value":356147},{"date":"2025-01-01","value":370115},{"date":"2025-04-01","value":369058},{"date":"2025-07-01","value":352717},{"date":"2025-10-01","value":359302},{"date":"2026-01-01","value":380666},{"date":"2026-04-01","value":374591}],"latest":374591,"yoy":1.4992223444553432,"fiveYr":33.34057124957284,"sinceStart":541.1814042655164,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1234}],"latest":1234,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":72599,"population":42697,"povertyRate":12.246823956442832,"medianHomeValue":334700,"medianGrossRent":1015,"medianPropertyTax":2609},"hud":{"county":"Nez Perce County","year":"2027","perUnit":1234,"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":8161,"ratePer100k":201.03629393619752},"propertyCrime":{"total":22578,"ratePer100k":556.1815273240371},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":25.3,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":5.924368627036691,"rentCagr":3,"cashFlow":{"price":374591,"monthlyRent":1234,"grossRent":1234,"downPct":20,"ratePct":6.75,"units":1,"state":"ID","down":74918.2,"loan":299672.8,"mortgagePI":1943.6720767326756,"monthlyTax":243.48415,"taxRatePct":0.78,"taxRateSource":"Census ACS county effective rate 0.78% ($2,609 tax ÷ $334,700 ACS median), applied to current value","monthlyInsurance":156.07958333333332,"insuranceRatePct":0.5,"insuranceBasis":"Insurance: state-level estimate (ID avg 0.5%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":61.7,"egi":1172.3,"mgmtPct":10,"monthlyMgmt":123.4,"maintenancePct":5,"monthlyMaint":61.7,"capexPct":5,"monthlyCapex":61.7,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":646.3637333333334,"noi":525.9362666666666,"totalExpenses":2590.0358100660087,"cashFlow":-1417.735810066009,"annualCf":-17012.829720792106,"cocReturn":-22.708540409129032,"capRate":1.684833645229063},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1510.2858100660087,"delta":-93,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1454.755810066009,"delta":-37,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1456.7557058993425,"delta":-39,"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":-1725.4054011576527,"delta":-308,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −7.1% over 9 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, 2011-01-01 → 2011-10-01, applied to rent","cashFlow":-1483.0186474899942,"delta":-65,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1725.4054011576527,"baselineCashFlow":-1417.735810066009,"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":5.924368627036691,"rentCagr":3,"totalRentPaid":113465.73997371583,"totalCashOutlay":303436.5300892883,"insuranceBasis":"Insurance: state-level estimate (ID avg 0.5%/yr)","homeValueAfter":560439.2289335752,"equityBuilt":288373.86561369913,"netCostOfBuying":89980.86447558919,"buyingCheaper":true,"savings":23484.87549812664},"priceToIncome":{"ratio":5.15972671799887,"price":374591,"medianIncome":72599,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.78,"countyTaxSource":"Census ACS county effective rate 0.78% ($2,609 tax ÷ $334,700 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":374591,"secondary":334700,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.12,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1234,"secondary":1015,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.22,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.12,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":334700,"high":374591}},"rent":{"label":"crosscheck","ratio":1.22,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1015,"high":1234}},"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 (229d 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 (15d 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 5.9%/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":229,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":15,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"verified","ratio":1.12,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":334700,"high":374591}},"rent":{"label":"crosscheck","ratio":1.22,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1015,"high":1234}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Nez Perce County, ID is appreciation-driven for owning: at a 25.3x 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 Nez Perce County, ID a good rental market?","a":"Tough for cash flow. At 25.3x, Nez Perce County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Nez Perce County?","a":"The typical home value in Nez Perce County is about $374,591 (county-level, Census ACS & FHFA metro HPI), up 1.5% year-over-year, and up 33.3% over five years."},{"q":"What is the median rent in Nez Perce County?","a":"The typical rent in Nez Perce County is about $1,234/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 Nez Perce County?","a":"Over a 7-year horizon, buying is cheaper in Nez Perce County — roughly $23,485 ahead of renting, with about $288,374 in equity built."},{"q":"Is Nez Perce County affordable for homebuyers?","a":"Nez Perce County's median home value is 5.2x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Nez Perce County?","a":"Nez Perce County's effective property tax rate is about 0.78% of home value (Census ACS county effective rate 0.78% ($2,609 tax ÷ $334,700 ACS median), applied to current value), which on a $374,591 median home is roughly $243/mo."}],"takeaways":["The median home value in Nez Perce County, ID was $374,591 as of April 2026, up 1.5% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Nez Perce County, ID was $1,234/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Nez Perce County, ID has a price-to-rent ratio of 25.3 — 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=nez-perce-id","url":"https://areal.studio/functions/getCountyReport?slug=nez-perce-id"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-15T12:23:05.116Z","homeValueBasis":"FHFA metro HPI (quarterly, Lewiston, ID-WA MSA) × 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":"Lewiston, ID-WA MSA","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":374591,"countyFmr":1234,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Lewiston, ID-WA MSA"},"links":{"stateDir":"ID","stateName":"Idaho","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}