Brown County presents a price-appreciation-versus-cash-flow-measurement tension. Zillow’s county median home value was $372,679 in 2026-06, up 3.17%; FHFA’s repeat-transaction HPI increased 6.68% in 2025. Both show positive direction, but they use different vintages and methods and cannot be blended. Buyers investigating an asset-value case have evidence to test, while income-focused buyers should be cautious because recurring revenue is not measured.
No county median asking rent is published, so gross yield cannot be computed. HUD’s $1,473 two-bedroom FMR is a payment standard, not market asking rent, and cannot fill that gap. The supplied effective property-tax rate is 0.44%, which is a carrying-cost input but not the tax bill for a given parcel. Rent, insurance, maintenance, utilities, financing and parcel-assessment evidence are not published in this record; their absence prevents net-cash-flow underwriting.
Realtor.com’s MLS listing-market snapshot records 76 active listings, 68 median days on market, 25.18% of listings with price reductions, and a 35.53% pending-to-active ratio. These measure visible asking supply, marketing time, concessions and pipeline activity—not closed-sale prices or buyer demand by themselves. Tax-return migration showed a net gain of 24 households, while inbound moving-household average income exceeded outbound by $3,766. This modest positive flow does not establish tenant demand. The 4.95% investor share is measured against purchase mortgages, not a separate estimate of buyer interest.
Inland flood is the dominant hazard, and modeled climate loss equals 0.17% of building value per year; this requires property-level flood-zone, elevation, loss-history and insurance-quote review, not a countywide dollar-loss assumption. QCEW reports 3,289 annual average covered jobs at county workplaces; Leisure and hospitality is the largest disclosed private supersector. That is neither resident employment nor an unemployment measure, and it does not define the whole economy. Before underwriting, obtain property-specific market rent, executed leases, sale comparables, taxes, flood insurance and condition data.