{"area":{"county":"Prentiss County","state":"MS","stateName":"Mississippi","slug":"prentiss-ms","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":103802},{"date":"2021-07-01","value":107581},{"date":"2021-10-01","value":113125},{"date":"2022-01-01","value":116290},{"date":"2022-04-01","value":119736},{"date":"2022-07-01","value":122500},{"date":"2022-10-01","value":121707},{"date":"2023-01-01","value":124662},{"date":"2023-04-01","value":125754},{"date":"2023-07-01","value":125486},{"date":"2023-10-01","value":134604},{"date":"2024-01-01","value":127102},{"date":"2024-04-01","value":129840},{"date":"2024-07-01","value":132229},{"date":"2024-10-01","value":133815},{"date":"2025-01-01","value":135231},{"date":"2025-04-01","value":139206},{"date":"2025-07-01","value":138101},{"date":"2025-10-01","value":137999},{"date":"2026-01-01","value":140486},{"date":"2026-04-01","value":139854}],"latest":139854,"yoy":0.4654971768458256,"fiveYr":34.73150806342845,"sinceStart":227.91090269636575,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":905}],"latest":905,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":49724,"population":25184,"povertyRate":16.78486997635934,"medianHomeValue":122500,"medianGrossRent":637,"medianPropertyTax":894},"hud":{"county":"Prentiss County","year":"2027","perUnit":905,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Mississippi","period":"11-2024 to 10-2026","window":{"from":"11-2024","to":"10-2026","fellBack":false},"violentCrime":{"total":9790,"ratePer100k":165.6985403634197},"propertyCrime":{"total":57848,"ratePer100k":979.0938879410729},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":12.9,"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":6.144471581877453,"rentCagr":3,"cashFlow":{"price":139854,"monthlyRent":905,"grossRent":905,"downPct":20,"ratePct":6.75,"units":1,"state":"MS","down":27970.800000000003,"loan":111883.2,"mortgagePI":725.6723055796099,"monthlyTax":85.07785,"taxRatePct":0.73,"taxRateSource":"Census ACS county effective rate 0.73% ($894 tax ÷ $122,500 ACS median), applied to current value","monthlyInsurance":86.24329999999999,"insuranceRatePct":0.74,"insuranceBasis":"Insurance: state-level estimate (MS avg 0.74%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":45.25,"egi":859.75,"mgmtPct":10,"monthlyMgmt":90.5,"maintenancePct":5,"monthlyMaint":45.25,"capexPct":5,"monthlyCapex":45.25,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":352.32115,"noi":507.42885,"totalExpenses":1077.9934555796099,"cashFlow":-218.24345557960987,"annualCf":-2618.9214669553185,"cocReturn":-9.363055282492164,"capRate":4.353930670556438},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-286.11845557960993,"delta":-68,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-245.39345557960985,"delta":-27,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-239.8042805796099,"delta":-22,"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":-333.112267143504,"delta":-115,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −6.4% 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, 2008-01-01 → 2009-01-01, applied to rent","cashFlow":-261.52687677288554,"delta":-43,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-333.112267143504,"baselineCashFlow":-218.24345557960987,"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":6.144471581877453,"rentCagr":3,"totalRentPaid":83214.33928380294,"totalCashOutlay":117107.66222299628,"insuranceBasis":"Insurance: state-level estimate (MS avg 0.74%/yr)","homeValueAfter":212303.20361431665,"equityBuilt":110727.27327499203,"netCostOfBuying":34351.18894800426,"buyingCheaper":true,"savings":48863.15033579868},"priceToIncome":{"ratio":2.8126055828171506,"price":139854,"medianIncome":49724,"label":"Affordable (≤3x income — historical rule of thumb)"},"countyTaxRatePct":0.73,"countyTaxSource":"Census ACS county effective rate 0.73% ($894 tax ÷ $122,500 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":139854,"secondary":122500,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.14,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":905,"secondary":637,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.42,"grade":"crosscheck","consistent":false,"hidePoint":true}],"confidence":{"homeValue":{"label":"verified","ratio":1.14,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":122500,"high":139854}},"rent":{"label":"crosscheck","ratio":1.42,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":637,"high":905}},"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 6.1%/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":1.14,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":122500,"high":139854}},"rent":{"label":"crosscheck","ratio":1.42,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":637,"high":905}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Prentiss County, MS leans favorable for buying: a price-to-rent ratio of 12.9 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 Prentiss County, MS a good rental market?","a":"For owning at the median, yes — Prentiss County's price-to-rent ratio of 12.9 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 Prentiss County?","a":"The typical home value in Prentiss County is about $139,854 (county-level, Census ACS & FHFA state HPI), up 0.5% year-over-year, and up 34.7% over five years."},{"q":"What is the median rent in Prentiss County?","a":"The typical rent in Prentiss County is about $905/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 Prentiss County?","a":"Over a 7-year horizon, buying is cheaper in Prentiss County — roughly $48,863 ahead of renting, with about $110,727 in equity built."},{"q":"Is Prentiss County affordable for homebuyers?","a":"Prentiss County's median home value is 2.8x the local median household income — Affordable (≤3x income — historical rule of thumb)."},{"q":"What is the property tax rate in Prentiss County?","a":"Prentiss County's effective property tax rate is about 0.73% of home value (Census ACS county effective rate 0.73% ($894 tax ÷ $122,500 ACS median), applied to current value), which on a $139,854 median home is roughly $85/mo."}],"takeaways":["The median home value in Prentiss County, MS was $139,854 as of April 2026, up 0.5% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Prentiss County, MS was $905/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Prentiss County, MS has a price-to-rent ratio of 12.9 — 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=prentiss-ms","url":"https://areal.studio/functions/getCountyReport?slug=prentiss-ms"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:29:02.521Z","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":139854,"countyFmr":905,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"MS","stateName":"Mississippi","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}