{"area":{"county":"Sheridan County","state":"NE","stateName":"Nebraska","slug":"sheridan-ne","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":99505},{"date":"2021-07-01","value":103069},{"date":"2021-10-01","value":106317},{"date":"2022-01-01","value":109696},{"date":"2022-04-01","value":112530},{"date":"2022-07-01","value":113400},{"date":"2022-10-01","value":115222},{"date":"2023-01-01","value":116843},{"date":"2023-04-01","value":118488},{"date":"2023-07-01","value":121340},{"date":"2023-10-01","value":120620},{"date":"2024-01-01","value":124357},{"date":"2024-04-01","value":126252},{"date":"2024-07-01","value":125762},{"date":"2024-10-01","value":129256},{"date":"2025-01-01","value":128764},{"date":"2025-04-01","value":130342},{"date":"2025-07-01","value":131072},{"date":"2025-10-01","value":132176},{"date":"2026-01-01","value":133672},{"date":"2026-04-01","value":132982}],"latest":132982,"yoy":2.025440763529791,"fiveYr":33.6435355007286,"sinceStart":337.28256223077176,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1014}],"latest":1014,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":60121,"population":5014,"povertyRate":11.269349845201239,"medianHomeValue":113400,"medianGrossRent":738,"medianPropertyTax":1556},"hud":{"county":"Sheridan County","year":"2027","perUnit":1014,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Nebraska","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":8346,"ratePer100k":206.7882850695191},"propertyCrime":{"total":52809,"ratePer100k":1308.445069043402},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":10.9,"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":5.972465858243736,"rentCagr":3,"cashFlow":{"price":132982,"monthlyRent":1014,"grossRent":1014,"downPct":20,"ratePct":6.75,"units":1,"state":"NE","down":26596.4,"loan":106385.6,"mortgagePI":690.0149766226757,"monthlyTax":152.04275333333337,"taxRatePct":1.372,"taxRateSource":"Census ACS county effective rate 1.37% ($1,556 tax ÷ $113,400 ACS median), applied to current value","monthlyInsurance":84.22193333333333,"insuranceRatePct":0.76,"insuranceBasis":"Insurance: state-level estimate (NE avg 0.76%/yr)","insuranceHighRisk":true,"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":439.0646866666667,"noi":524.2353133333332,"totalExpenses":1129.0796632893425,"cashFlow":-165.77966328934247,"annualCf":-1989.3559594721096,"cocReturn":-7.479794105488373,"capRate":4.730582905957196},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-241.82966328934236,"delta":-76,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-196.19966328934242,"delta":-30,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-186.83514662267578,"delta":-21,"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":-275.0041709858673,"delta":-109,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −3.5% 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, 2007-04-01 → 2008-04-01, applied to rent","cashFlow":-192.22975525136457,"delta":-26,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-275.0041709858673,"baselineCashFlow":-165.77966328934247,"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":5.972465858243736,"rentCagr":3,"totalRentPaid":93236.83981632728,"totalCashOutlay":122143.015561751,"insuranceBasis":"Insurance: state-level estimate (NE avg 0.76%/yr)","homeValueAfter":199592.464270211,"equityBuilt":103007.66606362362,"netCostOfBuying":45731.74949812738,"buyingCheaper":true,"savings":47505.0903181999},"priceToIncome":{"ratio":2.211905989587665,"price":132982,"medianIncome":60121,"label":"Affordable (≤3x income — historical rule of thumb)"},"countyTaxRatePct":1.372,"countyTaxSource":"Census ACS county effective rate 1.37% ($1,556 tax ÷ $113,400 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":132982,"secondary":113400,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.17,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1014,"secondary":738,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.37,"grade":"crosscheck","consistent":false,"hidePoint":true}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.17,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":113400,"high":132982}},"rent":{"label":"crosscheck","ratio":1.37,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":738,"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 (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 6.0%/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":"crosscheck","ratio":1.17,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":113400,"high":132982}},"rent":{"label":"crosscheck","ratio":1.37,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":738,"high":1014}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Sheridan County, NE leans favorable for buying: a price-to-rent ratio of 10.9 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 Sheridan County, NE a good rental market?","a":"For owning at the median, yes — Sheridan County's price-to-rent ratio of 10.9 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 Sheridan County?","a":"The typical home value in Sheridan County is about $132,982 (county-level, Census ACS & FHFA state HPI), up 2.0% year-over-year, and up 33.6% over five years."},{"q":"What is the median rent in Sheridan County?","a":"The typical rent in Sheridan 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 Sheridan County?","a":"Over a 7-year horizon, buying is cheaper in Sheridan County — roughly $47,505 ahead of renting, with about $103,008 in equity built."},{"q":"Is Sheridan County affordable for homebuyers?","a":"Sheridan County's median home value is 2.2x the local median household income — Affordable (≤3x income — historical rule of thumb)."},{"q":"What is the property tax rate in Sheridan County?","a":"Sheridan County's effective property tax rate is about 1.37% of home value (Census ACS county effective rate 1.37% ($1,556 tax ÷ $113,400 ACS median), applied to current value), which on a $132,982 median home is roughly $152/mo."}],"takeaways":["The median home value in Sheridan County, NE was $132,982 as of April 2026, up 2.0% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Sheridan County, NE was $1,014/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Sheridan County, NE has a price-to-rent ratio of 10.9 — 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=sheridan-ne","url":"https://areal.studio/functions/getCountyReport?slug=sheridan-ne"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T08:47:46.479Z","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":132982,"countyFmr":1014,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"NE","stateName":"Nebraska","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}