{"area":{"county":"Pend Oreille County","state":"WA","stateName":"Washington","slug":"pend-oreille-wa","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":322124},{"date":"2021-07-01","value":336337},{"date":"2021-10-01","value":350649},{"date":"2022-01-01","value":367568},{"date":"2022-04-01","value":373878},{"date":"2022-07-01","value":367900},{"date":"2022-10-01","value":361889},{"date":"2023-01-01","value":359387},{"date":"2023-04-01","value":361862},{"date":"2023-07-01","value":369930},{"date":"2023-10-01","value":374263},{"date":"2024-01-01","value":375497},{"date":"2024-04-01","value":379518},{"date":"2024-07-01","value":382298},{"date":"2024-10-01","value":385205},{"date":"2025-01-01","value":389624},{"date":"2025-04-01","value":390088},{"date":"2025-07-01","value":387832},{"date":"2025-10-01","value":393286},{"date":"2026-01-01","value":388582},{"date":"2026-04-01","value":386405}],"latest":386405,"yoy":-0.9441459363015525,"fiveYr":19.95535880592567,"sinceStart":482.35622136484204,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1298}],"latest":1298,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":67436,"population":14050,"povertyRate":14.375270211846086,"medianHomeValue":367900,"medianGrossRent":855,"medianPropertyTax":2142},"hud":{"county":"Pend Oreille County","year":"2027","perUnit":1298,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Washington","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":42104,"ratePer100k":263.11645265228685},"propertyCrime":{"total":287985,"ratePer100k":1799.676791209121},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":24.8,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":3.7065279613776703,"rentCagr":3,"cashFlow":{"price":386405,"monthlyRent":1298,"grossRent":1298,"downPct":20,"ratePct":6.75,"units":1,"state":"WA","down":77281,"loan":309124,"mortgagePI":2004.972380035531,"monthlyTax":187.40642499999998,"taxRatePct":0.582,"taxRateSource":"Census ACS county effective rate 0.58% ($2,142 tax ÷ $367,900 ACS median), applied to current value","monthlyInsurance":135.24175,"insuranceRatePct":0.42,"insuranceBasis":"Insurance: state-level estimate (WA avg 0.42%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":64.9,"egi":1233.1,"mgmtPct":10,"monthlyMgmt":129.8,"maintenancePct":5,"monthlyMaint":64.9,"capexPct":5,"monthlyCapex":64.9,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":582.248175,"noi":650.851825,"totalExpenses":2587.220555035531,"cashFlow":-1354.120555035531,"annualCf":-16249.446660426373,"cocReturn":-21.02644461177569,"capRate":2.021252804699732},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1451.470555035531,"delta":-97,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1393.0605550355308,"delta":-39,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1387.930992535531,"delta":-34,"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":-1671.4935521063805,"delta":-317,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −10.2% 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, 2008-04-01 → 2009-04-01, applied to rent","cashFlow":-1453.405262907032,"delta":-99,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1671.4935521063805,"baselineCashFlow":-1354.120555035531,"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":3.7065279613776703,"rentCagr":3,"totalRentPaid":119350.51092859251,"totalCashOutlay":314061.0935589946,"insuranceBasis":"Insurance: state-level estimate (WA avg 0.42%/yr)","homeValueAfter":498523.22904829076,"equityBuilt":217877.3600508598,"netCostOfBuying":173464.73350813478,"buyingCheaper":false,"savings":54114.22257954227},"priceToIncome":{"ratio":5.729951361290706,"price":386405,"medianIncome":67436,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.582,"countyTaxSource":"Census ACS county effective rate 0.58% ($2,142 tax ÷ $367,900 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":386405,"secondary":367900,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.05,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1298,"secondary":855,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.52,"grade":"crosscheck","consistent":false,"hidePoint":true}],"confidence":{"homeValue":{"label":"verified","ratio":1.05,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":367900,"high":386405}},"rent":{"label":"crosscheck","ratio":1.52,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":855,"high":1298}},"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 (228d 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 (14d 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 3.7%/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":228,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":14,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"verified","ratio":1.05,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":367900,"high":386405}},"rent":{"label":"crosscheck","ratio":1.52,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":855,"high":1298}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Pend Oreille County, WA is appreciation-driven for owning: at a 24.8x 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 Pend Oreille County, WA a good rental market?","a":"Tough for cash flow. At 24.8x, Pend Oreille County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Pend Oreille County?","a":"The typical home value in Pend Oreille County is about $386,405 (county-level, Census ACS & FHFA state HPI), down 0.9% year-over-year, and up 20.0% over five years."},{"q":"What is the median rent in Pend Oreille County?","a":"The typical rent in Pend Oreille County is about $1,298/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 Pend Oreille County?","a":"Over a 7-year horizon, renting is cheaper in Pend Oreille County by about $54,114 — buying only pays off if prices appreciate faster than projected."},{"q":"Is Pend Oreille County affordable for homebuyers?","a":"Pend Oreille County's median home value is 5.7x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Pend Oreille County?","a":"Pend Oreille County's effective property tax rate is about 0.58% of home value (Census ACS county effective rate 0.58% ($2,142 tax ÷ $367,900 ACS median), applied to current value), which on a $386,405 median home is roughly $187/mo."}],"takeaways":["The median home value in Pend Oreille County, WA was $386,405 as of April 2026, down 0.9% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Pend Oreille County, WA was $1,298/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Pend Oreille County, WA has a price-to-rent ratio of 24.8 — 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=pend-oreille-wa","url":"https://areal.studio/functions/getCountyReport?slug=pend-oreille-wa"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-15T11:19:42.774Z","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":386405,"countyFmr":1298,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"WA","stateName":"Washington","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}