Brown County’s tension is a higher-priced asset with a modest gross-rent return, supported by workplace employment and migration evidence but exposed to inland flood and carrying costs. Cash-flow underwriters should be cautious until parcel flood, insurance, and operating costs are known; price-focused buyers should test whether rent supports the basis. County figures screen conditions but cannot establish submarket or property performance.
At Zillow’s county 2026-06 observation, median home value was $359,659, with 5% annual growth, while median asking rent was $1,159 monthly. The supplied 3.87% gross yield uses annual market rent before costs, so it is not net cash flow. HUD’s two-bedroom FMR was $1,164 monthly, a payment standard rather than evidence of asking rent. The effective property-tax rate was 1.38%, a carrying-cost line item against that yield. FHFA’s 2025 repeat-transaction HPI rose 6.64% annually; it corroborates direction, but is neither a home value nor the same vintage or method as Zillow.
County workplace QCEW annual-average covered employment was 160,287, up 1.55%. Trade, transportation, and utilities was the largest disclosed private supersector, representing 21.83% of private covered employment; this does not describe the whole county economy or resident employment. Tax-return data show positive net migration and higher average AGI among entering moving households than exiting households. Investor participation was 8.64% of 2,872 purchase mortgages to non-occupants, showing a defined competitor segment but not its bidding behavior.
Inland flood is the dominant hazard, and modeled climate loss equals 0.09% of building value per year. That is not a dollar loss or a parcel forecast; flood zone, insurance premium, deductible, and mitigation data are absent. Realtor.com MLS listing price, active listings, days on market, price-reduced share, and pending ratio are not published, preventing assessment of visible supply, marketing time, and seller concessions. Achieved rents, vacancy, repairs, capital needs, and financing are also absent, so the gross yield cannot become a property-level net-income conclusion.