Boone County’s decision tension is modest current price confirmation against softer county workplace employment and a looser visible listing market; it suits an underwriter willing to verify unit-level rent and flood exposure, while buyers dependent on quick resale or assumed rent growth should be cautious. Zillow’s county median home value in 2026-06 was $237,115, up 1.82%. FHFA’s 2025 repeat-transaction HPI also rose 1.82%, with a 61.37% cumulative five-year increase. That corroborates direction only: Zillow is a value estimate and FHFA is an index, with distinct vintages and methods.
Measured market rent is not published, so gross yield cannot be computed. The supplied HUD FMR is $880 per month, but it is a payment standard rather than asking rent and cannot supply the missing income line. The 0.49% effective property-tax rate identifies a county-level carrying-cost input alongside price, but it does not establish tax on a specific parcel or debt-service coverage. Lease comparables, vacancy, utilities, insurance and parcel assessment are needed to test operating economics.
Realtor.com’s MLS listing-market evidence indicates more visible supply: active listings increased 24.93%, while median listing price fell and marketing time shortened. A 15.71% price-reduced share and 36.52% pending-to-active ratio point to seller adjustments and some contract activity, not closed-sale pricing or stand-alone proof of buyer demand. QCEW annual covered employment at county workplaces declined, even as the covered-worker weekly wage increased; Trade, transportation, and utilities was the largest disclosed private supersector. Migration adds a limited counterweight: net in-migration was 31 tax-return households, and inbound movers’ average income exceeded outbound movers’ by $7,441. Investors represented 18.08% of 426 purchase mortgages, a meaningful buyer cohort but not evidence that all demand is investor-led.
The modeled annual climate-loss ratio is 0.17% of building value and is consistent with inland-flood as the dominant hazard; it is not a parcel loss estimate. Flood-zone status, insurance quotes, elevation, property condition, financing terms and transaction-price evidence remain necessary. Their absence prevents a final resilience, valuation and exit-liquidity conclusion.