Coos County’s decision tension is a published income screen against soft price evidence and a weaker listing backdrop. Investors needing near-term resale certainty should be cautious; operators willing to test parcel costs and lease evidence should investigate. At Zillow’s 2026-06 county observation, median home value was $354,909, down 2.01% year over year. FHFA’s separately reported annual repeat-transaction HPI declined 0.03%. The index corroborates direction but is not a dollar home value, and its distinct method and vintage cannot be combined with Zillow’s change.
Published median asking rent was $1,580 per month, and the reported gross yield was 5.34% before costs. That yield uses market rent, not HUD’s $1,265 two-bedroom FMR: FMR is a payment standard, not an asking-rent estimate, and cannot substitute for rent in a yield calculation. The record supplies an effective property-tax rate, but a parcel assessment is not published; with insurance and operating costs also absent, price, rent and tax evidence cannot establish net yield.
Realtor.com MLS evidence shows 363 active listings, up 17.86% year over year, while 23.77% have price reductions. These are visible asking-market supply and seller-concession measures, not closed-sale prices or stand-alone proof of buyer demand. Tax-return migration was net positive by 106 households, and arriving movers’ average AGI exceeded departing movers’ by $6,955. Investor purchases were 28 of 647 total purchases; these county totals show participation but do not identify rental use or competition by submarket.
Earthquake is the dominant hazard; modeled climate loss is 0.39% of building value per year, a county-level model rather than a property-loss estimate. QCEW reports annual covered employment at county workplaces, not resident employment, unemployment or a forecast; Trade, transportation, and utilities is the largest disclosed private supersector. Closed-sale comps, achieved rents and occupancy, parcel-level seismic exposure, insurance quotes, repairs, utilities, debt terms and assessed value are not published. Without them, acquisition basis, net operating income, hazard cost and post-debt cash flow remain unverified.