{"area":{"county":"Owyhee County","state":"ID","stateName":"Idaho","slug":"owyhee-id","metro":"Boise City, ID HUD Metro FMR Area"},"homeValue":{"series":[{"date":"2021-04-01","value":336855},{"date":"2021-07-01","value":351058},{"date":"2021-10-01","value":355822},{"date":"2022-01-01","value":369132},{"date":"2022-04-01","value":385661},{"date":"2022-07-01","value":359800},{"date":"2022-10-01","value":351536},{"date":"2023-01-01","value":345300},{"date":"2023-04-01","value":345964},{"date":"2023-07-01","value":351583},{"date":"2023-10-01","value":355131},{"date":"2024-01-01","value":357325},{"date":"2024-04-01","value":360602},{"date":"2024-07-01","value":367209},{"date":"2024-10-01","value":376748},{"date":"2025-01-01","value":376733},{"date":"2025-04-01","value":372622},{"date":"2025-07-01","value":374210},{"date":"2025-10-01","value":370120},{"date":"2026-01-01","value":389517},{"date":"2026-04-01","value":387435}],"latest":387435,"yoy":3.97534230399708,"fiveYr":15.015362693146903,"sinceStart":629.4541825918326,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1540}],"latest":1540,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":64406,"population":12503,"povertyRate":12.238781791673418,"medianHomeValue":359800,"medianGrossRent":821,"medianPropertyTax":1432},"hud":{"county":"Owyhee County","year":"2027","perUnit":1540,"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":21,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":2.837813507372977,"rentCagr":3,"cashFlow":{"price":387435,"monthlyRent":1540,"grossRent":1540,"downPct":20,"ratePct":6.75,"units":1,"state":"ID","down":77487,"loan":309948,"mortgagePI":2010.316828351253,"monthlyTax":128.49927499999998,"taxRatePct":0.398,"taxRateSource":"Census ACS county effective rate 0.40% ($1,432 tax ÷ $359,800 ACS median), applied to current value","monthlyInsurance":161.43125,"insuranceRatePct":0.5,"insuranceBasis":"Insurance: state-level estimate (ID avg 0.5%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":77,"egi":1463,"mgmtPct":10,"monthlyMgmt":154,"maintenancePct":5,"monthlyMaint":77,"capexPct":5,"monthlyCapex":77,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":597.930525,"noi":865.069475,"totalExpenses":2608.247353351253,"cashFlow":-1145.247353351253,"annualCf":-13742.968240215036,"cocReturn":-17.735837289113057,"capRate":2.679374269232258},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1260.747353351253,"delta":-115,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1191.447353351253,"delta":-46,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1185.6051658512529,"delta":-40,"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":-1463.4663389237596,"delta":-318,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −17.3% 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, 2009-10-01 → 2010-10-01, applied to rent","cashFlow":-1345.34871787367,"delta":-200,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1463.4663389237596,"baselineCashFlow":-1145.247353351253,"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":2.837813507372977,"rentCagr":3,"totalRentPaid":141602.30110171993,"totalCashOutlay":307800.3259365606,"insuranceBasis":"Insurance: state-level estimate (ID avg 0.5%/yr)","homeValueAfter":471268.8030311724,"equityBuilt":189874.84525365988,"netCostOfBuying":195412.4806829007,"buyingCheaper":false,"savings":53810.17958118077},"priceToIncome":{"ratio":6.015510977238145,"price":387435,"medianIncome":64406,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.398,"countyTaxSource":"Census ACS county effective rate 0.40% ($1,432 tax ÷ $359,800 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":387435,"secondary":359800,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.08,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1540,"secondary":821,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.88,"grade":"crosscheck","consistent":false,"hidePoint":true}],"confidence":{"homeValue":{"label":"verified","ratio":1.08,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":359800,"high":387435}},"rent":{"label":"crosscheck","ratio":1.88,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":821,"high":1540}},"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 2.8%/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":1.08,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":359800,"high":387435}},"rent":{"label":"crosscheck","ratio":1.88,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":821,"high":1540}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Owyhee County, ID is appreciation-driven for owning: at a 21.0x 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 Owyhee County, ID a good rental market?","a":"Tough for cash flow. At 21.0x, Owyhee County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Owyhee County?","a":"The typical home value in Owyhee County is about $387,435 (county-level, Census ACS & FHFA metro HPI), up 4.0% year-over-year, and up 15.0% over five years."},{"q":"What is the median rent in Owyhee County?","a":"The typical rent in Owyhee County is about $1,540/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 Owyhee County?","a":"Over a 7-year horizon, renting is cheaper in Owyhee County by about $53,810 — buying only pays off if prices appreciate faster than projected."},{"q":"Is Owyhee County affordable for homebuyers?","a":"Owyhee County's median home value is 6.0x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Owyhee County?","a":"Owyhee County's effective property tax rate is about 0.40% of home value (Census ACS county effective rate 0.40% ($1,432 tax ÷ $359,800 ACS median), applied to current value), which on a $387,435 median home is roughly $128/mo."}],"takeaways":["The median home value in Owyhee County, ID was $387,435 as of April 2026, up 4.0% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Owyhee County, ID was $1,540/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Owyhee County, ID has a price-to-rent ratio of 21.0 — 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=owyhee-id","url":"https://areal.studio/functions/getCountyReport?slug=owyhee-id"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:49:12.187Z","homeValueBasis":"FHFA metro HPI (quarterly, Boise City, ID 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":"Boise City, ID 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":387435,"countyFmr":1540,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Boise City, ID HUD Metro FMR Area"},"links":{"stateDir":"ID","stateName":"Idaho","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}