Black Hawk County’s decision tension is a published gross yield against carrying-cost and resale uncertainty. Zillow’s 2026-06 county measure puts median home value at $190,362 and median asking rent at $1,011 monthly, producing the supplied 6.37% gross yield before operating costs. This warrants investigation by operators who can price flood, tax, and property condition parcel by parcel; buyers depending on quick resale or narrow expense cushions should be cautious. HUD’s $1,051 two-bedroom FMR is a payment standard, not an asking-rent estimate.
Home value rose 1.46% and asking rent 3.19% year over year. That relationship supports gross, not net, income: the effective property-tax rate is 1.50%, while insurance, repairs, vacancy, and financing costs are not published. FHFA’s repeat-transaction HPI rose 1.79% in its 2025 annual observation. It corroborates positive price direction but is neither a dollar value nor combinable with Zillow’s different method and vintage.
Realtor.com’s MLS evidence shows median listing price down 8.21% year over year and a 14.76% price-reduced share. These are active-listing asking-market concessions, not closed-sale prices or stand-alone proof of buyer demand. Annual QCEW covered employment at county workplaces declined 0.29%; Trade, transportation, and utilities is the largest disclosed private supersector, not the whole economy. Net migration was negative, and entrants reported lower average AGI than leavers, adding demand-quality caution. Investors accounted for 15.52% of 1,907 purchases, a defined competing buyer segment rather than all buyer activity.
The modeled expected annual building-value loss ratio is 0.11%, consistent with inland flood as the dominant hazard, but it is not a site-specific insurance quote or expected cash loss. Missing published evidence includes insurance premiums, flood-zone and claims history, property-level condition, lease and turnover costs, vacancy, and closed-sale transactions. Those gaps prevent a net-yield calculation, an asset-level hazard price, and a defensible resale-liquidity conclusion. Next checks: address-level flood and insurance, actual rent rolls and operating history, and recent closed comparables.