Bingham County presents a valuation-versus-income tension for investors: Zillow’s county median home value was $393,649 in June 2026, up 3.32% year over year, while the reported gross yield is modest. FHFA’s 2025 repeat-transaction HPI rose 6.22% annually, supporting an upward price direction but not supplying a home value or a directly comparable interval. Buyers needing current income should be cautious; those investigating appreciation evidence need property-level sale and rent support rather than combining the two series.
The published median asking rent is $1,018 per month, producing the supplied 3.10% gross yield before costs. HUD’s two-bedroom FMR is a payment standard, not an asking-rent estimate and not a substitute for market rent or yield. The effective property-tax rate is 0.50%, adding a known carrying-cost burden against the price-rent relationship. Vacancy, repairs, insurance, management, financing and capital expenditures are not published, so net yield and cash flow cannot be calculated.
County labor context is bounded: QCEW reports annual covered jobs at county workplaces, and Trade, transportation, and utilities is the largest disclosed private supersector; this is neither resident employment nor the whole economy. Realtor MLS active listings were down 8.93%, yet median marketing time was 59 days and 24.47% of listings had a price reduction. That mix is visible listing-market supply and seller-concession evidence, not closed-sale pricing or proof of buyer demand. Tax-return migration was effectively flat, while movers in had average income $8,734 above movers out. The record counts 14 investor purchases, representing 3.13% of total purchases, indicating limited non-owner participation in this measure.
Inland flood is the dominant hazard, with modeled annual expected building-value loss of 0.14%; it is a county-level model, not a parcel loss estimate. Flood-zone status, elevation, mitigation, insurance quotes and replacement cost are absent, so property-level resilience and cost cannot be underwritten. Missing closed-sale comparables, vacancy and operating-expense history also prevent a definitive entry-price or net-income conclusion. Verify these items alongside title, condition and tax assessment before treating county evidence as property performance.