Douglas County presents a carry-cost-versus-income question: a buyer seeking market-rent coverage can investigate, while one relying on rapid resale or untested flood insurance should be cautious. In Zillow’s county observation labeled 2026-06, median home value was $499,394, up 2.60%, and median asking rent was $2,267 monthly, up 5.21%. Those measured market-rent inputs support the reported 5.45% gross yield before operating costs.
HUD’s two-bedroom FMR is $1,500 per month; it is a payment standard, not asking rent, so it cannot replace Zillow rent in yield work. The effective property-tax rate is 0.77%, with median annual tax of $3,319, a material carrying-cost item against that gross—not net—yield. FHFA’s 2025 repeat-transaction HPI rose 0.87% annually and 44.14% cumulatively over five years. It supports a positive direction but is neither a home value nor a growth rate to average with Zillow’s later, different-method observation.
Realtor.com’s 2026-06 MLS evidence describes the listing market: 159 active listings, median marketing time of 47 days, and 22.14% of listings reduced in price. These are visible supply, marketing time, and concessions—not closed-sale pricing or demand proof. QCEW’s 2025 annual workplace data show covered employment declined while average weekly wage increased; Trade, transportation, and utilities was the largest disclosed private supersector, not the entire economy. Tax-return data show net outmigration of 39 households, even as in-movers’ average AGI exceeded out-movers’. Investor purchase mortgages equaled 6.49% of recorded purchases, limiting evidence of investor competition but not measuring cash buyers.
Modeled annual climate loss is 0.31% of building value, and inland flood is the dominant hazard; this is modeled exposure, not a parcel loss estimate. Underwriting still lacks closed-sale comparables, property-specific flood-zone, insurance, and claims history, operating expenses, debt terms, vacancy, and lease-level rent. Those gaps prevent a net-cash-flow conclusion, a parcel-hazard conclusion, and a precise buyer-depth assessment.