Cassia County presents a valuation-versus-income diligence question rather than a clean trend call. Zillow’s county median home value increased 4.81% in 2026-06, while FHFA’s repeat-transaction HPI declined 3.81% in 2025. Those are different vintages and methods: the HPI is not a home value, so they cannot be combined. Buyers who need current entry pricing should verify property-level comparables; reliance on one directional series warrants caution.
Published median asking market rent is $1,200 per month and supports the reported 4.07% gross yield before costs. HUD’s two-bedroom FMR of $1,028 is a payment standard, not an asking-rent estimate; it should not be substituted into yield. The 0.41% effective property-tax rate adds a carrying-cost layer absent from gross yield. Unpublished tax-assessment alignment, insurance, maintenance, vacancy, and lease terms prevent a net-yield or cash-flow conclusion.
Annual QCEW covered employment at county workplaces rose 1.29%; Trade, transportation, and utilities was the largest disclosed private supersector, not the whole economy or resident employment. Realtor.com’s MLS listing-market evidence shows a 60-day median marketing time and 22.87% of listings reduced; these are seller-concession and marketing signals, not closed-sale prices or proof of buyer demand. Net migration was negative 146 tax-return households, although moving-in households reported higher average adjusted gross income than moving-out households. Investors accounted for 8.06% of purchase mortgages, or 20 of 248, leaving investor participation visible but limited.
Inland flood is the dominant hazard, alongside a modeled annual building-value loss ratio of 0.17%. That county-level model does not locate exposure or set a policy premium. Flood-zone status, replacement cost, insurance quotes, property condition, operating statements, financing, and closed-sale comparables are not published; without them, underwriting cannot establish property-level resilience, net income, or executable basis.