Ashland County presents a valuation-versus-income tension. The June 2026 Zillow county median home value was $247,488, while median asking market rent was $936 monthly, up 17.05% year over year. The supplied gross yield is 4.54% before costs. Investors seeking current income should test address-level expenses and achievable rent rather than treat recent rent growth as durable; buyers focused on appreciation should be cautious because income coverage begins modestly.
Market rent, not the $973 HUD Fair Market Rent payment standard, supports the yield calculation; HUD FMR is not an estimate of asking rent. An effective property-tax rate of about 1.00% is a carrying-cost check against gross income. The 2025 FHFA repeat-transaction index rose 5.22%, directionally consistent with Zillow’s reported value rise in June 2026, but it is not a dollar home value. The distinct vintages and methodologies cannot be combined into one appreciation measure.
Listing-market evidence tempers the valuation signal. Realtor.com’s median MLS listing price fell 1.29% year over year, visible supply increased, and 23.10% of listings had a price reduction. These are asking-price, active-supply, and seller-concession measures—not closed-sale prices or proof of buyer demand. Investor purchases were 6.83% of 542 total purchases. Annual QCEW covered employment at county workplaces declined while the covered-worker average weekly wage increased. Trade, transportation, and utilities was the largest disclosed private supersector, not the entire economy. Net in-migration was positive, but arriving movers had lower average AGI than departing movers.
Modeled expected annual building-value loss is 0.09%, with inland flood the dominant hazard; this requires parcel-level flood-zone, insurance, drainage, and replacement-cost review rather than a dollar-loss estimate. Missing closed-sale prices, submarket vacancy, property condition, insurance quotes, financing terms, and tenant turnover prevent a net-yield, resale-liquidity, or affordability conclusion. Verify lease comparables, taxes, flood exposure, and repair scope for each address before relying on county evidence.