Copiah County’s decision tension is positive but nonidentical price signals against an unproven income return. Zillow’s June 2026 county median home value was $136,146, up 2.14% year over year; FHFA’s separately dated 2025 repeat-transaction HPI rose 4.03% year over year and 30.77% over its supplied five-year period. FHFA is an appreciation index, not a home value. The methods and vintages cannot be averaged. This is a file for investigators who can verify cash flow and resale evidence, and a caution for buyers requiring either at entry.
No median asking market rent is published, so gross yield cannot be computed. HUD’s two-bedroom FMR is a payment standard rather than an asking-rent estimate and cannot fill that gap. The effective property-tax rate is 0.72%; parcel bills and exemptions still need confirmation. Realtor.com’s June 2026 MLS evidence shows median listing price up 6.25%, 42 active listings, and a median 83 days on market. Active listings are visible supply, listing price is an asking price, and days measure marketing time—not closed-sale price or buyer demand. The published price-reduced share indicates some listed seller concessions.
At county workplaces, QCEW’s annual average counted 6,430 covered jobs; this is neither resident employment nor unemployment. Manufacturing is the largest disclosed private supersector, not the whole economy. Tax-return migration was net outbound by 59 households, while in-mover average AGI exceeded out-mover AGI by the reported $13,231. Thus volume and income composition point in different directions. Investors accounted for 11.69% of purchase mortgages, a minority of purchase activity; that is buyer-participation evidence, not evidence of tenant demand.
Inland flood is the dominant hazard, and modeled annual climate loss equals 0.15% of building value; this is a modeled ratio, not a parcel loss or insurance premium. Missing market rents prevents cash-flow and yield underwriting. Absent insurance quotes, flood-zone and parcel exposure, operating costs, financing terms, and closed-sale or lease comps prevents a defensible net-return or exit-liquidity conclusion. Verify these at property level, along with the tax bill and exemptions, before relying on county evidence.