Cache County’s decision tension is a modest income return against evidence of a less forgiving listing market. In Zillow’s June 2026 county observation, median home value was $476,734, up 2.55%, while median asking rent was $1,463 per month and reported gross yield was 3.68% before costs. That setup calls for caution from buyers relying on current cash flow and for investigation by buyers who can test expenses and rent durability at the property level rather than treating county medians as a deal screen.
FHFA’s separate 2025 repeat-transaction index increased 2.03% annually. It supports a positive price direction but is neither a home value nor a rate to combine with Zillow’s differently timed, methodologically distinct value measure. HUD FMR is a payment standard rather than an asking-rent estimate; it cannot replace the published market rent or create yield. The reported yield is before property taxes; county figures show a 0.45% effective rate and a $2,011 median annual tax, making carrying-cost review central.
Realtor.com’s June 2026 MLS figures show visible supply and seller concessions, not sales: 498 active listings, 22.4% of listings price-reduced, and pending listings equal to 35.64% of active inventory. They characterize listing-market competition, but neither prove buyer demand nor establish a closed-sale value. Annual QCEW describes covered employment at county workplaces—not resident employment—and records employment and average weekly wage gains; Manufacturing is the largest disclosed private supersector. Investor purchase mortgages were 5.49% of 1,476 purchases. Net migration was negative, with incoming movers earning less on average than outgoing movers.
Earthquake is the dominant hazard, while modeled annual climate loss equals 0.12% of building value. That model directs parcel-level insurance and resilience checks, but does not establish a property’s exposure, policy terms, availability, or premium. Missing vacancy, unit mix, lease renewals, operating expenses, insurance quotes, condition, debt terms, and closed-sale comparables prevent a net-yield, debt-coverage, or acquisition-value conclusion. Next checks are rent rolls, expense histories, insurance indications, hazard maps, and closed-sale comps for the specific submarket.