Floyd County presents an income-underwriting tension: a measurable gross yield sits beside limited transaction-price confirmation and a more concessionary listing market. The Zillow county observation for 2026-06 reports a $238,219 median home value and $1,291 monthly median asking rent, supporting the reported 6.5% gross yield before costs. FHFA’s 2025 repeat-transaction HPI increased 0.91% on its annual measure. Buyers dependent on appreciation should be cautious; income buyers need to test costs and flood exposure.
Zillow’s home-value/rent snapshot and FHFA’s repeat-transaction index have different vintages and methods, so they cannot be averaged into one appreciation rate. FHFA is not a dollar home value. The asking-rent measure, rather than HUD’s two-bedroom FMR payment standard, supports the stated gross-yield calculation; FMR must not replace market rent. At an effective property-tax rate of 0.85%, taxes are a carrying-cost input against that gross yield, while parcel assessments and exemptions remain unknown.
Realtor.com’s MLS snapshot carries Zillow’s period label but is listing-market evidence, not closed-sale pricing or standalone proof of demand. Median listing price was down 1.41% year over year, median days on market were 74, and 26.29% of listings had price reductions; active listings also increased. Tax-return households produced net migration of 141, but inbound-mover AGI was $3,576 below outbound-mover AGI. That combination does not establish stronger tenant affordability. The record reports 109 investor purchases among 1,102 purchases, a calculated 9.89%, indicating buyer participation but not a rent effect.
Inland flood is the dominant hazard, and the modeled annual building-value loss ratio of 0.13% requires property-level flood maps, elevation, insurance terms, and repair history; a county ratio cannot establish a parcel’s exposure. QCEW’s 2025 annual series measures covered employment at county workplaces, not resident employment or a demand forecast. Education and health services is the largest disclosed private supersector, not the whole economy. Vacancy, achieved rents, operating expenses, insurance quotes, parcel tax details, and flood-zone data are not published, preventing defensible NOI, debt-service, and asset-level hazard underwriting.