Comanche County’s decision tension is a rising stated home-value measure against an unobservable local cash-flow base and listing conditions that require careful exit assumptions. The supplied Zillow county median home value is $240,348, up 6.4% year over year. This county merits investigation for an operator able to verify lease-up and flood costs parcel by parcel, and caution where the case depends on appreciation or a standard rent assumption. Zillow’s county observation and FHFA’s annual observation have different supplied labels and cannot be combined into one growth series.
FHFA’s repeat-transaction HPI rose 1.3% in its annual reading and 55.33% cumulatively over five years; it is an appreciation index rather than a dollar home value. It supports a positive direction but is not interchangeable with Zillow’s measure. Realtor.com’s listing-price series is MLS asking-price evidence, not a closed-sale series. Market rent is not published, so gross yield cannot be computed. The supplied HUD two-bedroom FMR is a payment standard, not market asking rent. The effective property-tax rate is 1.35%, making assessed value and parcel-level tax bills necessary carrying-cost checks.
Realtor.com shows 93 active MLS listings, a median 78 days on market, 16.76% of listings with reductions, and a 12.9% pending-to-active ratio. Those measures show visible supply, marketing time, and concessions; they do not by themselves prove buyer demand or sale pricing. QCEW reports 4,413 annual average covered jobs at county workplaces, down 1.41%; covered-worker wages rose, while Trade, transportation, and utilities accounts for 34.08% of disclosed private covered employment. In-movers outnumbered out-movers, but arriving movers had lower average AGI than departing movers. Only 9 of 129 purchase mortgages were non-occupant, a calculated 6.98% investor share.
Inland flood is the dominant hazard, and the modeled climate-loss ratio is 0.10% of building value annually. That county-level model does not establish a property’s flood zone, prior losses, mitigation needs, or insurance premium. Missing market rent, vacancy, operating expenses, closed-sale prices, transaction volume, assessed value, insurance quotes, and parcel hazard history prevent a defensible yield, liquidity, or all-in carrying-cost conclusion. Next checks are lease comparables, tax assessments, flood and insurance records, property condition, and recent closed-sales evidence.