{"area":{"county":"White County","state":"IN","stateName":"Indiana","slug":"white-in","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":151751},{"date":"2021-07-01","value":156930},{"date":"2021-10-01","value":162312},{"date":"2022-01-01","value":168475},{"date":"2022-04-01","value":173732},{"date":"2022-07-01","value":175900},{"date":"2022-10-01","value":176704},{"date":"2023-01-01","value":178996},{"date":"2023-04-01","value":183625},{"date":"2023-07-01","value":186177},{"date":"2023-10-01","value":189443},{"date":"2024-01-01","value":192652},{"date":"2024-04-01","value":195193},{"date":"2024-07-01","value":198809},{"date":"2024-10-01","value":201707},{"date":"2025-01-01","value":202760},{"date":"2025-04-01","value":204372},{"date":"2025-07-01","value":204655},{"date":"2025-10-01","value":208334},{"date":"2026-01-01","value":210971},{"date":"2026-04-01","value":211588}],"latest":211588,"yoy":3.53081635449083,"fiveYr":39.43104164058227,"sinceStart":273.8700215570555,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1134}],"latest":1134,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":67303,"population":24717,"povertyRate":10.18013212424603,"medianHomeValue":175900,"medianGrossRent":901,"medianPropertyTax":953},"hud":{"county":"White County","year":"2027","perUnit":1134,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Indiana","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":29043,"ratePer100k":208.24331779365764},"propertyCrime":{"total":123972,"ratePer100k":888.900616104236},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":15.5,"ratioVerdict":"Borderline — at 15.5× 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":6.874930977126148,"rentCagr":3,"cashFlow":{"price":211588,"monthlyRent":1134,"grossRent":1134,"downPct":20,"ratePct":6.75,"units":1,"state":"IN","down":42317.600000000006,"loan":169270.4,"mortgagePI":1097.8845924534048,"monthlyTax":95.56724666666668,"taxRatePct":0.542,"taxRateSource":"Census ACS county effective rate 0.54% ($953 tax ÷ $175,900 ACS median), applied to current value","monthlyInsurance":95.2146,"insuranceRatePct":0.54,"insuranceBasis":"Insurance: state-level estimate (IN avg 0.54%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":56.7,"egi":1077.3,"mgmtPct":10,"monthlyMgmt":113.4,"maintenancePct":5,"monthlyMaint":56.7,"capexPct":5,"monthlyCapex":56.7,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":417.5818466666667,"noi":659.7181533333332,"totalExpenses":1515.4664391200715,"cashFlow":-438.1664391200716,"annualCf":-5257.997269440859,"cocReturn":-12.425083817231739,"capRate":3.7415249636085215},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-523.2164391200714,"delta":-85,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-472.18643912007155,"delta":-34,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-461.9700891200715,"delta":-24,"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":-611.9538324100831,"delta":-174,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −4.7% 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, 2007-10-01 → 2008-10-01, applied to rent","cashFlow":-478.15056261236657,"delta":-40,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-611.9538324100831,"baselineCashFlow":-438.1664391200716,"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":6.874930977126148,"rentCagr":3,"totalRentPaid":104270.78535672105,"totalCashOutlay":177771.15351651487,"insuranceBasis":"Insurance: state-level estimate (IN avg 0.54%/yr)","homeValueAfter":336993.84149334964,"equityBuilt":183317.5222701809,"netCostOfBuying":36771.23124633398,"buyingCheaper":true,"savings":67499.55411038708},"priceToIncome":{"ratio":3.143812311486858,"price":211588,"medianIncome":67303,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.542,"countyTaxSource":"Census ACS county effective rate 0.54% ($953 tax ÷ $175,900 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":211588,"secondary":175900,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.2,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1134,"secondary":901,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.26,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.2,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":175900,"high":211588}},"rent":{"label":"crosscheck","ratio":1.26,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":901,"high":1134}},"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 6.9%/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":1.2,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":175900,"high":211588}},"rent":{"label":"crosscheck","ratio":1.26,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":901,"high":1134}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"White County, IN is a moderate market — a 15.5x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is White County, IN a good rental market?","a":"Mixed. White County's 15.5x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in White County?","a":"The typical home value in White County is about $211,588 (county-level, Census ACS & FHFA state HPI), up 3.5% year-over-year, and up 39.4% over five years."},{"q":"What is the median rent in White County?","a":"The typical rent in White County is about $1,134/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 White County?","a":"Over a 7-year horizon, buying is cheaper in White County — roughly $67,500 ahead of renting, with about $183,318 in equity built."},{"q":"Is White County affordable for homebuyers?","a":"White County's median home value is 3.1x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in White County?","a":"White County's effective property tax rate is about 0.54% of home value (Census ACS county effective rate 0.54% ($953 tax ÷ $175,900 ACS median), applied to current value), which on a $211,588 median home is roughly $96/mo."}],"takeaways":["The median home value in White County, IN was $211,588 as of April 2026, up 3.5% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in White County, IN was $1,134/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","White County, IN has a price-to-rent ratio of 15.5 — 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=white-in","url":"https://areal.studio/functions/getCountyReport?slug=white-in"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T19:09:29.211Z","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":211588,"countyFmr":1134,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"IN","stateName":"Indiana","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}