{"area":{"county":"Rusk County","state":"WI","stateName":"Wisconsin","slug":"rusk-wi","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":142533},{"date":"2021-07-01","value":147348},{"date":"2021-10-01","value":151505},{"date":"2022-01-01","value":157053},{"date":"2022-04-01","value":161947},{"date":"2022-07-01","value":163400},{"date":"2022-10-01","value":166156},{"date":"2023-01-01","value":168452},{"date":"2023-04-01","value":172705},{"date":"2023-07-01","value":177687},{"date":"2023-10-01","value":180628},{"date":"2024-01-01","value":184548},{"date":"2024-04-01","value":186808},{"date":"2024-07-01","value":189543},{"date":"2024-10-01","value":192830},{"date":"2025-01-01","value":196500},{"date":"2025-04-01","value":198576},{"date":"2025-07-01","value":200915},{"date":"2025-10-01","value":203720},{"date":"2026-01-01","value":205831},{"date":"2026-04-01","value":208144}],"latest":208144,"yoy":4.818306341148981,"fiveYr":46.032146941410055,"sinceStart":374.20773244025247,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1014}],"latest":1014,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":59944,"population":14179,"povertyRate":13.110171313884308,"medianHomeValue":163400,"medianGrossRent":874,"medianPropertyTax":1834},"hud":{"county":"Rusk County","year":"2027","perUnit":1014,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Wisconsin","period":"06-2024 to 05-2026","window":{"from":"06-2024","to":"05-2026","fellBack":false},"violentCrime":{"total":26633,"ratePer100k":222.95286940585694},"propertyCrime":{"total":112965,"ratePer100k":945.6640593411418},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"06-2024","to":"05-2026","fellBack":false},"priceToRentRatio":17.1,"ratioVerdict":"Borderline — at 17.1× the market leans renting (modeled investor cash flow is negative, so this is owner-occupant math — it is not a claim of strong rental yield)","priceCagr":7.868390081970533,"rentCagr":3,"cashFlow":{"price":208144,"monthlyRent":1014,"grossRent":1014,"downPct":20,"ratePct":6.75,"units":1,"state":"WI","down":41628.8,"loan":166515.2,"mortgagePI":1080.0144176967576,"monthlyTax":194.61464,"taxRatePct":1.122,"taxRateSource":"Census ACS county effective rate 1.12% ($1,834 tax ÷ $163,400 ACS median), applied to current value","monthlyInsurance":72.8504,"insuranceRatePct":0.42,"insuranceBasis":"Insurance: state-level estimate (WI avg 0.42%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":50.7,"egi":963.3,"mgmtPct":10,"monthlyMgmt":101.4,"maintenancePct":5,"monthlyMaint":50.7,"capexPct":5,"monthlyCapex":50.7,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":470.26504,"noi":493.03495999999996,"totalExpenses":1550.2794576967576,"cashFlow":-586.9794576967577,"annualCf":-7043.753492361092,"cocReturn":-16.92038562812546,"capRate":2.842464601429779},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-663.0294576967576,"delta":-76,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-617.3994576967576,"delta":-30,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-605.1920576967576,"delta":-18,"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":-757.9381282686054,"delta":-171,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −5.3% 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, 2009-01-01 → 2010-01-01, applied to rent","cashFlow":-627.1291810569805,"delta":-40,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-757.9381282686054,"baselineCashFlow":-586.9794576967577,"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":7.868390081970533,"rentCagr":3,"totalRentPaid":93236.83981632728,"totalCashOutlay":186548.00523902205,"insuranceBasis":"Insurance: state-level estimate (WI avg 0.42%/yr)","homeValueAfter":353690.40261166805,"equityBuilt":202515.45985316,"netCostOfBuying":25661.345385862078,"buyingCheaper":true,"savings":67575.4944304652},"priceToIncome":{"ratio":3.472307486987855,"price":208144,"medianIncome":59944,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":1.122,"countyTaxSource":"Census ACS county effective rate 1.12% ($1,834 tax ÷ $163,400 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":208144,"secondary":163400,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.27,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1014,"secondary":874,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.16,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.27,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":163400,"high":208144}},"rent":{"label":"crosscheck","ratio":1.16,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":874,"high":1014}},"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 7.9%/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":228,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":14,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"crosscheck","ratio":1.27,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":163400,"high":208144}},"rent":{"label":"crosscheck","ratio":1.16,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":874,"high":1014}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Rusk County, WI is a moderate market — a 17.1x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is Rusk County, WI a good rental market?","a":"Mixed. Rusk County's 17.1x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in Rusk County?","a":"The typical home value in Rusk County is about $208,144 (county-level, Census ACS & FHFA state HPI), up 4.8% year-over-year, and up 46.0% over five years."},{"q":"What is the median rent in Rusk County?","a":"The typical rent in Rusk County is about $1,014/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 Rusk County?","a":"Over a 7-year horizon, buying is cheaper in Rusk County — roughly $67,575 ahead of renting, with about $202,515 in equity built."},{"q":"Is Rusk County affordable for homebuyers?","a":"Rusk County's median home value is 3.5x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Rusk County?","a":"Rusk County's effective property tax rate is about 1.12% of home value (Census ACS county effective rate 1.12% ($1,834 tax ÷ $163,400 ACS median), applied to current value), which on a $208,144 median home is roughly $195/mo."}],"takeaways":["The median home value in Rusk County, WI was $208,144 as of April 2026, up 4.8% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Rusk County, WI was $1,014/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Rusk County, WI has a price-to-rent ratio of 17.1 — a moderate reading where individual deals decide the outcome. (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=rusk-wi","url":"https://areal.studio/functions/getCountyReport?slug=rusk-wi"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-15T11:09:17.741Z","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":208144,"countyFmr":1014,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"WI","stateName":"Wisconsin","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}