{"area":{"county":"Wyoming County","state":"PA","stateName":"Pennsylvania","slug":"wyoming-pa","metro":"Scranton--Wilkes-Barre, PA MSA"},"homeValue":{"series":[{"date":"2021-04-01","value":176201},{"date":"2021-07-01","value":185228},{"date":"2021-10-01","value":192387},{"date":"2022-01-01","value":197414},{"date":"2022-04-01","value":210296},{"date":"2022-07-01","value":215400},{"date":"2022-10-01","value":217922},{"date":"2023-01-01","value":214661},{"date":"2023-04-01","value":220232},{"date":"2023-07-01","value":229802},{"date":"2023-10-01","value":227875},{"date":"2024-01-01","value":235271},{"date":"2024-04-01","value":241284},{"date":"2024-07-01","value":249453},{"date":"2024-10-01","value":247907},{"date":"2025-01-01","value":252451},{"date":"2025-04-01","value":256773},{"date":"2025-07-01","value":263889},{"date":"2025-10-01","value":265443},{"date":"2026-01-01","value":265342},{"date":"2026-04-01","value":276067}],"latest":276067,"yoy":7.514029901897786,"fiveYr":56.677317381853676,"sinceStart":557.6781970649895,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1363}],"latest":1363,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":72460,"population":25967,"povertyRate":11.52088383738028,"medianHomeValue":215400,"medianGrossRent":943,"medianPropertyTax":2817},"hud":{"county":"Wyoming County","year":"2027","perUnit":1363,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Pennsylvania","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":55584,"ratePer100k":212.4973554431918},"propertyCrime":{"total":327305,"ratePer100k":1251.285386502121},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":16.9,"ratioVerdict":"Borderline — at 16.9× 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":9.397290341802034,"rentCagr":3,"cashFlow":{"price":276067,"monthlyRent":1363,"grossRent":1363,"downPct":20,"ratePct":6.75,"units":1,"state":"PA","down":55213.4,"loan":220853.6,"mortgagePI":1432.4522458023807,"monthlyTax":300.91303000000005,"taxRatePct":1.308,"taxRateSource":"Census ACS county effective rate 1.31% ($2,817 tax ÷ $215,400 ACS median), applied to current value","monthlyInsurance":101.22456666666666,"insuranceRatePct":0.44,"insuranceBasis":"Insurance: state-level estimate (PA avg 0.44%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":68.15,"egi":1294.85,"mgmtPct":10,"monthlyMgmt":136.3,"maintenancePct":5,"monthlyMaint":68.15,"capexPct":5,"monthlyCapex":68.15,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":674.7375966666666,"noi":620.1124033333333,"totalExpenses":2107.189842469047,"cashFlow":-812.3398424690474,"annualCf":-9748.078109628568,"cocReturn":-17.655275910609685,"capRate":2.695486544932933},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-914.5648424690476,"delta":-102,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-853.2298424690473,"delta":-41,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-837.6459841357141,"delta":-25,"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":-1039.0869373108796,"delta":-227,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1983-07-01) (home values −11.4% over 3 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, 1983-07-01 → 1983-10-01, applied to rent","cashFlow":-928.5533215999794,"delta":-116,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1039.0869373108796,"baselineCashFlow":-812.3398424690474,"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":9.397290341802034,"rentCagr":3,"totalRentPaid":125327.23142963913,"totalCashOutlay":249329.39461919913,"insuranceBasis":"Insurance: state-level estimate (PA avg 0.44%/yr)","homeValueAfter":517678.8851708368,"equityBuilt":317171.4820147858,"netCostOfBuying":-12628.68739558669,"buyingCheaper":true,"savings":137955.91882522582},"priceToIncome":{"ratio":3.809922715981231,"price":276067,"medianIncome":72460,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":1.308,"countyTaxSource":"Census ACS county effective rate 1.31% ($2,817 tax ÷ $215,400 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":276067,"secondary":215400,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.28,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1363,"secondary":943,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.45,"grade":"crosscheck","consistent":false,"hidePoint":true}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.28,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":215400,"high":276067}},"rent":{"label":"crosscheck","ratio":1.45,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":943,"high":1363}},"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 9.4%/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":1.28,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":215400,"high":276067}},"rent":{"label":"crosscheck","ratio":1.45,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":943,"high":1363}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Wyoming County, PA is a moderate market — a 16.9x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is Wyoming County, PA a good rental market?","a":"Mixed. Wyoming County's 16.9x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in Wyoming County?","a":"The typical home value in Wyoming County is about $276,067 (county-level, Census ACS & FHFA metro HPI), up 7.5% year-over-year, and up 56.7% over five years."},{"q":"What is the median rent in Wyoming County?","a":"The typical rent in Wyoming County is about $1,363/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 Wyoming County?","a":"Over a 7-year horizon, buying is cheaper in Wyoming County — roughly $137,956 ahead of renting, with about $317,171 in equity built."},{"q":"Is Wyoming County affordable for homebuyers?","a":"Wyoming County's median home value is 3.8x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Wyoming County?","a":"Wyoming County's effective property tax rate is about 1.31% of home value (Census ACS county effective rate 1.31% ($2,817 tax ÷ $215,400 ACS median), applied to current value), which on a $276,067 median home is roughly $301/mo."}],"takeaways":["The median home value in Wyoming County, PA was $276,067 as of April 2026, up 7.5% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Wyoming County, PA was $1,363/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Wyoming County, PA has a price-to-rent ratio of 16.9 — 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=wyoming-pa","url":"https://areal.studio/functions/getCountyReport?slug=wyoming-pa"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T08:47:26.728Z","homeValueBasis":"FHFA metro HPI (quarterly, Scranton--Wilkes-Barre, PA MSA) × 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":"Scranton--Wilkes-Barre, PA MSA","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":276067,"countyFmr":1363,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Scranton--Wilkes-Barre, PA MSA"},"links":{"stateDir":"PA","stateName":"Pennsylvania","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}