Colusa County’s tension is a modestly rising value signal against softer MLS listings. Acquirers relying on near-term resale or lease-up should investigate, not treat either as a price conclusion. Zillow’s county median home value is $379,582, up 0.51% year over year. Separately, FHFA’s repeat-transaction HPI increased 1.71%. Its vintage and method differ from Zillow’s, and it is not a home value; the changes should not be combined. Closed comparables are needed for an exit-price anchor.
Rental economics remain unresolved. No county market asking rent is published, so gross yield cannot be computed. HUD’s two-bedroom FMR of $1,306 per month is a payment standard, not asking rent, and cannot fill that gap. Carrying-cost context is a 0.62% effective property-tax rate and $2,426 median annual tax. Modeled annual climate loss is 0.22% of building value. Earthquake is the named dominant hazard, but the county measure does not establish parcel exposure, insurability, or repair cost.
Realtor.com’s MLS listing evidence shows falling median asking prices and rising active listings; it is not closed-sale evidence. A 60-day median marketing time and a 47.76% pending-to-active ratio describe listing pace and visible supply, not buyer demand by themselves. QCEW reports 9,460 annual covered jobs at county workplaces, with a $1,185 average weekly covered-worker wage; natural resources and mining is the largest disclosed private supersector. This is neither resident employment nor a forecast. Tax-return migration was net negative 83, and movers’ average-income gap was negative $15,030. Four of 109 purchase mortgages went to non-occupants, a 3.67% investor share, offering limited evidence of investor-mortgage competition.
Next, test whether current listings can convert at supportable rents after taxes, insurance, and maintenance rather than extrapolating either index. Missing closed-sale comparables prevent a verified exit-price conclusion; missing vacancy, operating expenses, lease terms, and market rent prevent yield and coverage conclusions. Parcel seismic characteristics, insurance quotes, and mitigation details are not published, preventing a property-specific resilience assessment. County records also lack submarket variation, financing terms, and cash-purchase evidence.