Augusta County presents a price-and-income tension: measurable rent support is available, but flood exposure and incomplete ownership-cost evidence limit an income conclusion. Zillow’s 2026-06 county median home value was $372,957, up 5.74%. FHFA’s 2025 repeat-transaction HPI also rose, but it is an index rather than a home value and has a different vintage and method; neither measure is a paid sale price. Buyers seeking an income screen should investigate unit economics, while flood-sensitive underwriting warrants caution.
Published market asking rent is $1,754 per month, and the supplied gross yield is 5.64% before ownership costs. That yield uses market rent, not the HUD two-bedroom FMR of $1,261; FMR is a payment standard, not an estimate of asking rent, and cannot replace market rent in a yield calculation. The effective property-tax rate is 0.47%, but assessment basis, insurance, repairs, vacancy, and financing are not published; net operating income and debt coverage therefore cannot be determined.
The 2025 QCEW annual average records 31,235 covered jobs at county workplaces, not resident employment or unemployment. Trade, transportation, and utilities is the largest disclosed private supersector, not a description of the whole economy. A net inflow of 177 tax-return households arrived with average AGI $9,394 above departing households, a county-level mover-quality signal rather than evidence of tenant demand. The record reports 24 investor purchases among 776 purchases, or 3.09%; its investor-share definition is purchase mortgages to non-occupants, so it does not capture every buyer type. Realtor.com’s 2026-06 MLS evidence shows active listings up 14.34%, a 40-day median marketing time, and 15.08% of listings reduced; these are visible asking-market supply, marketing-time, and concession measures, not closed-sale prices or buyer demand alone.
Inland flood is the dominant hazard, and modeled expected annual building-value loss is 0.12%; that county-level ratio does not quantify any property’s loss. Flood zone, elevation, insurance quotes, prior claims, and drainage data are not published, preventing a property-level hazard-cost conclusion. Missing rental comp, lease, vacancy, operating-expense, and assessment data prevent net-cash-flow underwriting; missing closed-sale comps and transaction data prevent an exit-price or liquidity conclusion.