Delta County presents a valuation-versus-cash-flow question: the county-level Zillow median home value was $203,879 in 2026-06, after a 9.4% year-over-year rise, while market rent is not published. That calls for further diligence by buyers able to validate leases and all-in carrying costs, and caution for yield-led underwriting. FHFA’s 2025 annual repeat-transaction HPI rose 15.4%, with a 71.62% cumulative five-year increase. It supports a positive price direction but is not a home value; its index period and Zillow’s value observation cannot be merged or averaged.
No median asking market rent is published, so gross yield cannot be computed. HUD’s two-bedroom FMR of $973 per month is a payment standard, not evidence of asking rent, and cannot substitute for it. The effective property-tax rate is 1.13%, a carrying-cost input that requires property-specific assessment data and insurance quotes. Operating expenses, insurance costs, vacancy evidence, and achieved rents are not published, preventing an NOI conclusion from this record.
Demand evidence is mixed rather than proof of tenant depth. Net tax-return migration was 33, while incoming movers’ average AGI was $2,125 below that of outgoing movers. Among purchase mortgages, 5 of 110, or 4.55%, went to non-occupants; this measures financed investor participation, not cash-buyer activity. QCEW annual covered employment at county workplaces rose 0.27%, while average weekly covered-worker wage rose 4.98%. Trade, transportation, and utilities is the largest disclosed private supersector, not the county’s whole economy.
Dominant inland-flood exposure aligns with modeled climate loss of 0.10% of building value per year, a county-level estimate that does not price risk for a particular parcel. Realtor.com median MLS listing price, active-listing count, days on market, and price-reduced share are not published; this prevents a reading of visible supply, marketing time, or seller concessions. Next checks are flood zone, insurance quote, condition, tax assessment, leases, and closed-sale comparables. County evidence cannot establish neighborhood demand or property-specific costs.