Beaver County’s tension is a positive value-and-income screen against softer listings and flood-sensitive operating risk. It merits review where an investor can validate expenses, but caution where income durability or insurability is uncertain. Zillow’s 2026-06 county observation puts median home value at $211,757, up 4.56%. FHFA’s 2025 repeat-transaction HPI rose 4.37% year over year and 39.18% cumulatively over five years. That similar direction supports momentum, but HPI is not a home value; its different vintage and method cannot be averaged with Zillow.
Measured median asking rent is $1,027 monthly, and reported gross yield is 5.82% before costs. This is market rent, not HUD’s $1,299 Fair Market Rent payment standard; market rent is 79.10% of that standard, which cannot substitute into yield. The 1.42% effective property-tax rate is a known carrying cost, but assessments, insurance, maintenance, vacancy, utilities and financing are not published. That prevents net-yield or debt-coverage conclusions.
Realtor.com’s MLS market shows 338 active listings, 7.48% more than a year earlier, and 20.37% with price reductions. These are visible asking-market supply and seller concessions, not closed-sale evidence or proof of buyer demand. Tax-return migration was net positive by 278 households, but inbound movers’ average AGI was $15,636 below outbound movers’; quantity and income quality differ. Investor mortgages were 114 of 1,690 purchases, or 6.75%, an observable competitive cohort. QCEW covers jobs at county workplaces, not residents; Trade, transportation, and utilities is the largest disclosed private supersector.
Inland flood is the dominant hazard, and modeled annual climate loss equals 0.10% of building value; this is modeled exposure rather than a parcel loss estimate. Flood-zone status, elevation, prior claims, replacement cost, insurance quotes, lease terms, property condition, unit-level rent comps and sale comps are not published. Without them, underwriting cannot determine flood affordability, true net income, asset-specific value, or whether listing-market signals apply to the target property.