Clarke County’s underwriting tension is a $578,690 Zillow median home value against a $1,850 monthly median asking rent and a stated 3.84% gross yield before costs. Income-focused purchasers should be cautious; buyers able to document property-level costs and renter depth should investigate. Zillow’s value was up 3.11%, while FHFA’s 2025 repeat-transaction HPI rose 7.91%. This is directional corroboration only: FHFA is an appreciation index, not a home value, and the methods and vintages should not be blended.
The published market rent is 82.4% of HUD’s two-bedroom Fair Market Rent. HUD FMR is a payment standard rather than evidence of asking rent, so it must not substitute for market rent or yield. The effective property-tax rate is 0.48%, a carrying-cost anchor; the stated gross yield excludes tax, insurance, maintenance, vacancy, financing and management. Property-level operating expenses, insurance quotes and tax-assessment detail are not published, preventing net-yield underwriting.
Realtor.com’s 2026-06 MLS snapshot shows 52 active listings, 42 median days on market, and 19.28% of listings price-reduced. These are visible supply, marketing-time and seller-concession measures—not closed sales or independent proof of buyer demand. The 2025 QCEW annual covered-workplace record reports gains in covered employment and average covered-worker weekly wage; education and health services is the largest disclosed private supersector, not the whole economy. Positive net migration paired with higher incoming-mover AGI supports a demand screen, while investor mortgages were 3.31% of purchases, offering limited evidence of investor-led competition.
Inland flood is the dominant hazard, and modeled climate loss is 0.11% of building value per year; this county-level model needs parcel flood-zone, elevation, claims, mitigation and insurance review before translating into expenses. Missing closed-sale comparables, rent segmentation, vacancy, lease renewals and property-specific condition prevent conclusions on entry price, tenant durability or net returns. Neither county migration nor MLS listings identifies the subject property’s submarket or household mix.