Bonneville County presents a carry-versus-exit tension for rental underwriting. Zillow’s 2026-06 county observation shows a $404,732 median home value, a small year-over-year increase, $1,415 median monthly asking market rent, and a stated 4.2% gross yield before expenses. Buyers relying on appreciation or very thin expense assumptions should be cautious; operators prepared to verify unit economics and flood exposure should investigate. County aggregates do not substitute for property-level underwriting.
Market asking rent is distinct from HUD’s $1,305 two-bedroom Fair Market Rent payment standard; it is not an asking-rent estimate. The supplied market rent is 8.4% above that standard. The 0.5% effective property-tax rate reduces the stated gross yield before insurance, repairs, vacancy and management. FHFA’s 2025 repeat-transaction HPI also increased, but it is an appreciation index, not a home value; its different supplied period and method cannot be averaged with Zillow’s change.
Realtor.com’s MLS evidence has median listing price down 6.17% year over year, active listings falling, median days on market at 51, and 21.23% of listings showing reductions. Those are asking-price, visible-supply and marketing-time signals—not closed sales or stand-alone proof of buyer demand. QCEW shows rising annual covered workplace employment, not resident employment or a forecast. Tax-return migration was net positive by 375 households, while in-movers’ average income was $255 lower than out-movers’. Investor purchases were 6.92% of 1,706 purchases; participation is present but not dominant.
Inland flood is the dominant disclosed hazard, and modeled annual climate loss is 0.15% of building value. That model supports a flood-focused screen but is not a parcel loss estimate. The record does not publish vacancy, operating expenses, insurance quotations, debt terms, property flood-zone or claims history, closed-sale comparables, or unit mix and condition. Their absence prevents a stabilized net-income, debt-coverage, resale-comparability or property-specific hazard conclusion; verify these items alongside tax assessment and lease evidence.