Coal County presents a $129,600 median home-value entry point but an evidence-thin income case: Zillow’s county value was up 3.24% year over year in 2026-06. That direction is useful, but it is a Zillow valuation observation rather than a sale-price series; no FHFA annual repeat-transaction HPI reading is published to corroborate or challenge it. This record fits investigators able to verify rents, condition and insurance property by property, while buyers requiring documented cash flow or broad exit-market evidence should be cautious.
Housing economics cannot yet support a yield screen. Market rent is not published, so gross yield cannot be computed. HUD’s $937 two-bedroom Fair Market Rent is a payment standard, not an estimate of asking rent, and must not be substituted. The effective property-tax rate is 0.53%, with a $609 median annual tax; these are carrying-cost inputs but do not establish taxes for a selected parcel or total operating expense.
Workplace and mover data provide limited demand context rather than a forecast. QCEW’s 2025 annual average lists 1,234 covered jobs at county workplaces and a $1,021 average weekly wage for covered workers; it is neither resident employment nor an unemployment measure. Education and health services is the largest disclosed private supersector. Net migration was 5 tax-return households, while incoming movers’ average AGI exceeded outgoing movers’ by $16,788. Investors accounted for 4 of 30 purchase mortgages, or 13.33%, showing some non-owner competition but a small observed purchase count.
Hail is the dominant hazard, and the modeled climate loss ratio is 0.53% of building value per year, requiring property-specific resilience and insurance review rather than a countywide loss estimate. Realtor.com figures for MLS median listing price, active listings, days on market and price reductions are not published for 2026-06, so visible supply, seller concessions and marketing time cannot be assessed. Obtain rent comps, lease-up and vacancy evidence, insurance quotes and parcel tax bills; without them, neither cash flow nor resale liquidity can be underwritten.