Coos County presents a valuation-versus-cash-flow tension for investors who can verify property-level flood exposure and operating costs; buyers relying on resale momentum should be cautious. At Zillow’s 2026-06 county observation, median home value was $259,406, down 0.45% year over year. FHFA’s 2025 repeat-transaction HPI, however, increased 4.21% annually. The index is not a home value, and its separate vintage and method neither validate nor can be averaged with Zillow’s direction.
Zillow’s measured median asking rent was $1,280 per month, and the supplied gross yield was 5.92% before costs. HUD’s two-bedroom FMR of $1,287 is a payment standard, not an asking-rent estimate. The effective property-tax rate of 1.90% is a known carrying cost against that gross yield. Insurance, vacancy, maintenance, utilities and financing terms are not published, preventing a net-yield or debt-coverage conclusion.
The QCEW county labor record is labeled 2025 and shows annual covered employment at county workplaces contracted from the prior annual average; it is not resident employment or an unemployment measure. Leisure and hospitality is the largest disclosed private supersector, not the whole economy. Tax-return migration records show 827 households moved in versus 781 out, while average AGI was $77,489 for arrivals and $59,723 for departures. That combination indicates a modest positive mover balance and higher reported arrival income, but neither proves lease demand. Investor mortgages numbered 31 among 323 purchases, a presence that does not establish bidding intensity.
Modeled expected annual climate loss is 0.25% of building value, with inland flood the dominant hazard; this is a modeled county-level exposure, not a parcel loss estimate. No Realtor.com MLS listing price, active-listing, days-on-market or price-reduction figures are published, so visible supply, seller concessions and marketing time cannot test current buyer competition. Next checks need property-specific flood maps and insurance quotes, current leases and turnover, and operating expenses.