Pillar III · Reports · Forthcoming 2027

Where households are moving. Why it matters for your deal.

Name: Valore Registry — Migration Report
Brand: Valore Registry
SKU: migration
Price: 49 USD
Availability: PreOrder

Inbound and outbound household migration by metro and demographic cohort – quarterly read for demand underwriting. Stratara-fed data on who's arriving, who's leaving, and what the net flow means for multifamily and retail absorption assumptions.

Quarterly cadence

$39 founders

$49 per issue

Quarterly Sample on release

What each issue covers

Metros

50+

Top-25 metros plus 30+ secondary markets with meaningful migration signal.

Demographics

6 cohorts

Age, income, and household-type segmentation. Demand profiles vary significantly by cohort.

Founders price

$39

$49 per issue. Quarterly subscription available.

Methodology

Migration data is sourced from IRS SOI county-to-county migration files, Census ACS one-year and five-year series, USPS National Change of Address data (aggregated, not individual), and the Stratara demand-driver infrastructure for stratified sub-market analytics. Each data series has a different lag – IRS SOI is typically 18 months behind; USPS NCOA is near-real-time at the aggregate level. The report surfaces both series and notes the lag explicitly so readers can calibrate.

Demographic cohort breakdowns use the six-cohort framework: under 35 renters, 35–50 first-time owners, 50–65 empty nesters, 65+ retirees, high-income households ($150K+), and workforce households ($50K–$100K). Each cohort drives a different demand type. The report does not produce employment forecasts, rent forecasts, or absorption predictions. It reports what the migration data shows; applying it to a specific deal's demand underwriting is the analyst's job.

Who this is for

Multifamily acquisitions

An acquisitions analyst at a value-add multifamily sponsor underwriting demand in a Sunbelt metro. Net migration is the primary demand input, and the cohort composition matters: retiree inflow supports one product type; workforce inflow supports another.

Retail and mixed-use developers

Household income and age profiles drive retail tenant-mix assumptions. Migration composition tells you whether the new rooftops support a high-end grocer or a discount format.

LP allocators

Pressure-test sponsor demand narratives. Migration data is the most durable demand signal in CRE underwriting – it changes slowly and it's hard to fabricate. When a sponsor's demand thesis relies on migration trends, you should read the same underlying data.

Lender underwriters

Absorption-rate assumptions in the construction or stabilization underwrite. A metro with strong net in-migration and the right demographic composition supports faster lease-up assumptions than one with flat flows.

Issue outline

I. National Migration Summary

Aggregate net domestic migration by region – Sun Belt, Mountain West, Midwest, Northeast, Pacific Coast. Trailing-four-quarter trend and acceleration or deceleration signals.

II. Top Inbound Metros

The 15 metros with the highest net inbound household flow for the quarter. Volume, year-over-year change, and dominant demographic cohort.

III. Top Outbound Metros

The 10 metros with the highest net outbound household flow. Who's leaving, what demographic cohort is driving the exit, and where they're going.

IV. Cohort Analysis

Migration flows broken by the six demographic cohorts. Which cohorts are driving inbound flows in major metros and the CRE demand implications for each.

V. Stratara Sub-Market Detail

Sub-market-level migration signals for the five metros with the highest net inbound flow – drawn from Stratara's demand-driver infrastructure. County and sub-market resolution where data supports it.

VI. Demand Underwriting Implications

Editorial section translating the migration data into practitioner language – which metros support aggressive lease-up assumptions and which are seeing the demand story thin relative to the prior year.

FAQ

What data lag should I expect?

IRS SOI data carries an 18-month lag – the most recent full dataset is 2022–2023 filings. USPS NCOA aggregates are near-real-time. The report surfaces both series and notes the lag for each data point. The editorial synthesis reads across the lag-adjusted picture.

Is international migration included?

The primary series is domestic household migration between US counties. International net migration is included as a supplemental series for metros where it is a material demand driver (Miami, Los Angeles, New York, Houston).

How does this relate to the Top-25 Metro Report?

The Top-25 Metro Report includes migration as one of six demand segments. The Migration Report goes deeper – full cohort decomposition, sub-market resolution, and the demand-implication editorial layer. They're designed to be read together; the Migration Report is the demand section of the Metro Report expanded to a standalone product.

Refund policy?

14-day refund if the file is materially different from what was described, corrupted, or not delivered correctly. Email support@valoreregistry.com.

Pricing

Single issue $49

Founders' price (first 14 days) $39

Quarterly subscription (4 issues) $149

PDF, ~25 pages per issue. Internal-use license per purchasing firm. Informational only – not investment advice. Migration data carries inherent lags; verify with current source data before use in underwriting models.

Quarterly refresh. Free re-download for 12 months from purchase.

14-day refund if the file is materially different from what was described, corrupted, or not delivered correctly.

Or get this in All-Access Bundle for $997 — save ~44% vs à la carte.See all bundles →