{"area":{"county":"Washington County","state":"RI","stateName":"Rhode Island","slug":"washington-ri","metro":"Providence-Fall River, RI-MA HUD Metro FMR Area"},"homeValue":{"series":[{"date":"2021-04-01","value":446332},{"date":"2021-07-01","value":463301},{"date":"2021-10-01","value":476761},{"date":"2022-01-01","value":494780},{"date":"2022-04-01","value":511001},{"date":"2022-07-01","value":510800},{"date":"2022-10-01","value":504789},{"date":"2023-01-01","value":524203},{"date":"2023-04-01","value":535750},{"date":"2023-07-01","value":551929},{"date":"2023-10-01","value":564986},{"date":"2024-01-01","value":562124},{"date":"2024-04-01","value":582847},{"date":"2024-07-01","value":592827},{"date":"2024-10-01","value":600406},{"date":"2025-01-01","value":622394},{"date":"2025-04-01","value":613061},{"date":"2025-07-01","value":618655},{"date":"2025-10-01","value":629987},{"date":"2026-01-01","value":631741},{"date":"2026-04-01","value":638586}],"latest":638586,"yoy":4.1635334819862955,"fiveYr":43.074213813932225,"sinceStart":344.06074850840713,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1879}],"latest":1879,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":106638,"population":130344,"povertyRate":8.18749294320693,"medianHomeValue":510800,"medianGrossRent":1327,"medianPropertyTax":5102},"hud":{"county":"Washington County","year":"2027","perUnit":1879,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Rhode Island","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":2979,"ratePer100k":133.6448572974399},"propertyCrime":{"total":18306,"ratePer100k":821.2496668972591},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":28.3,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":7.427763215079852,"rentCagr":3,"cashFlow":{"price":638586,"monthlyRent":1879,"grossRent":1879,"downPct":20,"ratePct":6.75,"units":1,"state":"RI","down":127717.20000000001,"loan":510868.8,"mortgagePI":3313.4853127608844,"monthlyTax":531.622845,"taxRatePct":0.999,"taxRateSource":"Census ACS county effective rate 1.00% ($5,102 tax ÷ $510,800 ACS median), applied to current value","monthlyInsurance":255.43439999999998,"insuranceRatePct":0.48,"insuranceBasis":"Insurance: state-level estimate (RI avg 0.48%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":93.95,"egi":1785.05,"mgmtPct":10,"monthlyMgmt":187.9,"maintenancePct":5,"monthlyMaint":93.95,"capexPct":5,"monthlyCapex":93.95,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":1162.857245,"noi":622.192755,"totalExpenses":4476.342557760884,"cashFlow":-2691.2925577608844,"annualCf":-32295.510693130615,"cocReturn":-25.286735610497736,"capRate":1.1691946049553232},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-2832.217557760884,"delta":-141,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-2747.6625577608843,"delta":-56,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-2755.1511577608844,"delta":-64,"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":-3215.7939299157097,"delta":-525,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −11.3% 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, 2007-07-01 → 2008-07-01, applied to rent","cashFlow":-2849.981002637282,"delta":-159,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-3215.7939299157097,"baselineCashFlow":-2691.2925577608844,"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":7.427763215079852,"rentCagr":3,"totalRentPaid":172773.1972533323,"totalCashOutlay":561704.3058011897,"insuranceBasis":"Insurance: state-level estimate (RI avg 0.48%/yr)","homeValueAfter":1054472.1789291739,"equityBuilt":590667.3034757155,"netCostOfBuying":98754.2023254743,"buyingCheaper":true,"savings":74018.994927858},"priceToIncome":{"ratio":5.988353119900974,"price":638586,"medianIncome":106638,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.999,"countyTaxSource":"Census ACS county effective rate 1.00% ($5,102 tax ÷ $510,800 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":638586,"secondary":510800,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.25,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1879,"secondary":1327,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.42,"grade":"crosscheck","consistent":false,"hidePoint":true}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.25,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":510800,"high":638586}},"rent":{"label":"crosscheck","ratio":1.42,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":1327,"high":1879}},"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 7.4%/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":1.25,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":510800,"high":638586}},"rent":{"label":"crosscheck","ratio":1.42,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":1327,"high":1879}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Washington County, RI is appreciation-driven for owning: at a 28.3x 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 Washington County, RI a good rental market?","a":"Tough for cash flow. At 28.3x, Washington County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Washington County?","a":"The typical home value in Washington County is about $638,586 (county-level, Census ACS & FHFA metro HPI), up 4.2% year-over-year, and up 43.1% over five years."},{"q":"What is the median rent in Washington County?","a":"The typical rent in Washington County is about $1,879/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 Washington County?","a":"Over a 7-year horizon, buying is cheaper in Washington County — roughly $74,019 ahead of renting, with about $590,667 in equity built."},{"q":"Is Washington County affordable for homebuyers?","a":"Washington County's median home value is 6.0x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Washington County?","a":"Washington County's effective property tax rate is about 1.00% of home value (Census ACS county effective rate 1.00% ($5,102 tax ÷ $510,800 ACS median), applied to current value), which on a $638,586 median home is roughly $532/mo."}],"takeaways":["The median home value in Washington County, RI was $638,586 as of April 2026, up 4.2% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Washington County, RI was $1,879/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Washington County, RI has a price-to-rent ratio of 28.3 — 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=washington-ri","url":"https://areal.studio/functions/getCountyReport?slug=washington-ri"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T11:28:50.872Z","homeValueBasis":"FHFA metro HPI (quarterly, Providence-Fall River, RI-MA HUD Metro FMR Area) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Providence-Fall River, RI-MA HUD Metro FMR Area","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":638586,"countyFmr":1879,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Providence-Fall River, RI-MA HUD Metro FMR Area"},"links":{"stateDir":"RI","stateName":"Rhode Island","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}