Andrew County is a price-validation and cash-flow diligence case, not a simple momentum call. Zillow’s county median home value, labeled 2026-06, is $304,687, up 6.77% year over year; FHFA’s 2025 repeat-transaction HPI rose 1.71%. The shared positive direction is useful, but the different methods and vintages cannot form one appreciation rate. Buyers relying on resale support should test current closed comps, and income-focused buyers should be cautious.
Cash-flow underwriting has a hard limit: published market rent is not available, so gross yield cannot be computed. HUD’s two-bedroom FMR of $1,077 per month is a payment standard, not asking rent, and cannot fill that gap. Against the stated home value, the 0.73% effective property-tax rate and $1,568 median annual tax identify carrying-cost items, but not a property-specific tax bill. Inland flood is dominant; modeled annual climate loss equals 0.15% of building value, not an insurance quote.
Realtor.com’s MLS listing-market snapshot, labeled 2026-06, records 33 active listings and a 75.38% pending-to-active ratio. Visible inventory fell and marketing time shortened from the prior year, but these listing measures do not prove buyer demand or a closed-sale price. The median listing price declined, while the reported price-reduced share points to seller concessions. Net migration was 37 tax-return households: 541 moved in and 504 moved out; inbound movers’ average AGI was $6,917 higher. The non-occupant mortgage share was 8.76% across 194 reported purchases; it does not capture cash-buyer competition.
QCEW’s 2025 annual county workplace data show covered employment and average weekly wage increased; Trade, transportation, and utilities was the largest disclosed private supersector. This is not resident employment, unemployment, or a forecast. County-level flood-loss modeling and tax medians cannot set a parcel’s insurance or tax bill. Obtain actual asking rents, leases, vacancy, property-level flood zone and insurance quotes, tax bills, and recent closed comps; without them, yield, operating-cost, and exit-price underwriting remain unresolved.