Boone County’s tension is a $424,964 median home value against a reported 5.45% gross yield: market rent clears an initial revenue screen, but carrying costs, flood exposure and price-sensitive listings require property-level confirmation. It suits buyers able to verify rent, tax and insurance inputs; those relying on easy resale or one employment base should be cautious. County aggregates cannot settle a neighborhood or asset decision.
The supplied market asking rent is $1,930 per month and underlies the reported gross yield before operating costs. HUD’s two-bedroom FMR is $1,473 per month; it is a payment standard, not an asking-rent estimate, and cannot replace market rent. Effective property tax is 0.78%, with median annual tax of $2,919. Separately, FHFA’s annual repeat-transaction HPI rose 6.14%; it indicates positive indexed appreciation, not a dollar value, and cannot be averaged with Zillow’s differently dated, differently measured reading.
Realtor.com’s MLS listing market shows 178 active listings, down 6.56%, and a 40-day median marketing time. Yet 17.49% of listings had price reductions, so thinner visible supply and quicker marketing do not independently prove buyer demand or closed-sale strength. Net migration was 891 tax-return households; in-mover average AGI exceeded out-mover AGI by $3,190, a favorable composition signal but not a tenant-demand measure. Investor purchases were 115 of 1,553 total purchases, or 7.41%, showing participation without identifying cash buyers, ownership concentration, or rents paid.
Risk limits remain substantial. Inland flood is the dominant hazard, and modeled annual climate loss equals 0.11% of building value; this county model is neither an insurance quote nor a parcel-loss estimate. QCEW covers jobs at county workplaces, not residents: annual covered employment rose 5.36%, while Trade, transportation, and utilities represented 47.89% of disclosed private employment. That concentration needs tenant-employer and submarket review. Missing insurance quotes, flood-zone and elevation records, operating expenses, vacancy, lease renewals, closed sales, and property-level assessments prevent net-yield, parcel-risk, and resale-liquidity conclusions.