{"area":{"county":"Stevens County","state":"KS","stateName":"Kansas","slug":"stevens-ks","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":114455},{"date":"2021-07-01","value":117801},{"date":"2021-10-01","value":120660},{"date":"2022-01-01","value":125263},{"date":"2022-04-01","value":128854},{"date":"2022-07-01","value":129300},{"date":"2022-10-01","value":130716},{"date":"2023-01-01","value":131426},{"date":"2023-04-01","value":135176},{"date":"2023-07-01","value":138820},{"date":"2023-10-01","value":140946},{"date":"2024-01-01","value":143930},{"date":"2024-04-01","value":144662},{"date":"2024-07-01","value":146535},{"date":"2024-10-01","value":148832},{"date":"2025-01-01","value":151305},{"date":"2025-04-01","value":151864},{"date":"2025-07-01","value":153257},{"date":"2025-10-01","value":154851},{"date":"2026-01-01","value":155874},{"date":"2026-04-01","value":156928}],"latest":156928,"yoy":3.3345625032924193,"fiveYr":37.10890743086803,"sinceStart":315.54920029657876,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":998}],"latest":998,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":64178,"population":5162,"povertyRate":14.249011857707512,"medianHomeValue":129300,"medianGrossRent":927,"medianPropertyTax":2433},"hud":{"county":"Stevens County","year":"2027","perUnit":998,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Kansas","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":22775,"ratePer100k":382.4876898583242},"propertyCrime":{"total":92828,"ratePer100k":1558.971120709924},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":13.1,"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":6.516499894178551,"rentCagr":3,"cashFlow":{"price":156928,"monthlyRent":998,"grossRent":998,"downPct":20,"ratePct":6.75,"units":1,"state":"KS","down":31385.600000000002,"loan":125542.4,"mortgagePI":814.2656167860556,"monthlyTax":246.11541333333332,"taxRatePct":1.882,"taxRateSource":"Census ACS county effective rate 1.88% ($2,433 tax ÷ $129,300 ACS median), applied to current value","monthlyInsurance":102.0032,"insuranceRatePct":0.78,"insuranceBasis":"Insurance: state-level estimate (KS avg 0.78%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":49.900000000000006,"egi":948.1,"mgmtPct":10,"monthlyMgmt":99.80000000000001,"maintenancePct":5,"monthlyMaint":49.900000000000006,"capexPct":5,"monthlyCapex":49.900000000000006,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":547.7186133333333,"noi":400.3813866666667,"totalExpenses":1361.984230119389,"cashFlow":-413.8842301193889,"annualCf":-4966.610761432667,"cocReturn":-15.8244888147197,"capRate":3.06164396411093},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-488.7342301193888,"delta":-75,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-443.824230119389,"delta":-30,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-439.38503011938894,"delta":-26,"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":-542.7767384573613,"delta":-129,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −5.1% 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, 2010-04-01 → 2011-04-01, applied to rent","cashFlow":-451.86215761596895,"delta":-38,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-542.7767384573613,"baselineCashFlow":-413.8842301193889,"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":6.516499894178551,"rentCagr":3,"totalRentPaid":91765.64707760811,"totalCashOutlay":141801.84629355016,"insuranceBasis":"Insurance: state-level estimate (KS avg 0.78%/yr)","homeValueAfter":244128.59414505432,"equityBuilt":130151.821251254,"netCostOfBuying":43035.62504229616,"buyingCheaper":true,"savings":48730.02203531195},"priceToIncome":{"ratio":2.4451992894761445,"price":156928,"medianIncome":64178,"label":"Affordable (≤3x income — historical rule of thumb)"},"countyTaxRatePct":1.882,"countyTaxSource":"Census ACS county effective rate 1.88% ($2,433 tax ÷ $129,300 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":156928,"secondary":129300,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.21,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":998,"secondary":927,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.08,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.21,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":129300,"high":156928}},"rent":{"label":"verified","ratio":1.08,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":927,"high":998}},"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 6.5%/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":1.21,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":129300,"high":156928}},"rent":{"label":"verified","ratio":1.08,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":927,"high":998}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Stevens County, KS leans favorable for buying: a price-to-rent ratio of 13.1 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 Stevens County, KS a good rental market?","a":"For owning at the median, yes — Stevens County's price-to-rent ratio of 13.1 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 Stevens County?","a":"The typical home value in Stevens County is about $156,928 (county-level, Census ACS & FHFA state HPI), up 3.3% year-over-year, and up 37.1% over five years."},{"q":"What is the median rent in Stevens County?","a":"The typical rent in Stevens County is about $998/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 Stevens County?","a":"Over a 7-year horizon, buying is cheaper in Stevens County — roughly $48,730 ahead of renting, with about $130,152 in equity built."},{"q":"Is Stevens County affordable for homebuyers?","a":"Stevens County's median home value is 2.4x the local median household income — Affordable (≤3x income — historical rule of thumb)."},{"q":"What is the property tax rate in Stevens County?","a":"Stevens County's effective property tax rate is about 1.88% of home value (Census ACS county effective rate 1.88% ($2,433 tax ÷ $129,300 ACS median), applied to current value), which on a $156,928 median home is roughly $246/mo."}],"takeaways":["The median home value in Stevens County, KS was $156,928 as of April 2026, up 3.3% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Stevens County, KS was $998/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Stevens County, KS has a price-to-rent ratio of 13.1 — 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=stevens-ks","url":"https://areal.studio/functions/getCountyReport?slug=stevens-ks"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-15T11:11:31.860Z","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":156928,"countyFmr":998,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"KS","stateName":"Kansas","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}