Fayette County is an income-screening case with a liquidity and resilience caveat: a $149,383 Zillow county median home value in 2026-06 sits against $944 monthly median asking market rent and a stated 7.58% gross yield before costs. Zillow reports value growth of 1.42% and rent growth of 4.90%, so an investor seeking a preliminary gross-income screen should investigate; one reliant on rapid resale, effortless tenant depth, or uniform flood exposure assumptions should be cautious. These are county aggregates, not a property valuation or lease quote.
FHFA’s 2025 repeat-transaction HPI rose 4.07% over its annual measure, supporting positive price direction but not supplying a dollar value or the same vintage as Zillow. Its stated cumulative HPI gain was 39.08%; it must not be averaged with Zillow’s change. HUD’s two-bedroom FMR is $1,299, a payment standard rather than asking rent; supplied market rent is 72.70% of it, a comparison that does not reset the yield. Carrying-cost review starts with a 1.12% effective property-tax rate, while insurance, maintenance, and financing costs are not published.
Realtor.com’s MLS listing market adds a saleability caution: median listing price fell 4.24%, while 252 active listings were visible. Marketing time reached 59 median days and 20.27% of listings had price reductions. These are asking-price, supply, marketing-time, and seller-concession measures—not closed sales or proof of buyer demand. Annual QCEW covered employment at county workplaces was slightly lower while average weekly wages were higher; Trade, transportation, and utilities is the largest disclosed private supersector, not the entire economy. Net migration was negative and movers leaving reported higher average income than movers arriving. The record counts 74 investor purchases among 842 total purchases, a financed-purchase measure rather than all-cash activity.
Inland flood is the named dominant hazard, and modeled climate loss equals 0.14% of building value per year; this is a modeled loss ratio, not a site-specific insurance quote or dollar loss. Before underwriting, obtain address-level flood zone, elevation, prior-loss, and insurance terms; current rent comps and lease terms; operating statements; vacancy and turnover data; and closed-sale or pending detail. Their absence prevents a net-yield conclusion, a property-level hazard-cost conclusion, and confirmation that MLS concessions will translate into achievable acquisition pricing.