Floyd County’s decision tension is a $87,762 Zillow county median home value in 2026-06 that was down 23.62% year over year, against FHFA’s 2025 annual repeat-transaction HPI decline of 1.15%; its longer supplied HPI measure rose. These are distinct methods and vintages, not a blended appreciation rate. Underwriters needing dependable resale support should investigate the gap; renovation-dependent assumptions warrant caution.
No market rent is published, so gross yield cannot be computed. HUD’s two-bedroom FMR of $904 per month is a payment standard, not an asking-rent estimate, and cannot fill that gap. The supplied effective property-tax rate is 0.76%; the reported median tax does not substitute for parcel tax, insurance and maintenance. In the same source-month, Realtor.com’s MLS listing market showed higher active listings and a higher median asking price year over year. Median marketing time was 64 days and had shortened, while 21.11% of listings had price reductions and pending listings equaled 29.01% of active stock. These are visible supply, seller-concession and inventory-flow evidence, not closed-sale prices or proof of buyer demand.
Annual QCEW covered employment at county workplaces fell while the average weekly wage for covered workers rose; it is neither resident employment nor unemployment. Education and health services, the largest disclosed private supersector, is not the whole economy. Tax-return migration was net negative by 123 households, and incoming movers’ average income was $7,480 below outgoing movers’. Investor purchase mortgages were 5.91% of 203 purchases: a measured non-owner mortgage presence, not a count of cash investors or all buyer competition.
Modeled climate loss is 0.74% of building value per year, with inland flood the dominant hazard; it is not a property-specific flood outcome. Missing executed rents prevents a yield conclusion, missing closed sales prevents an exit-price conclusion, and missing vacancy, repair, insurance, flood-zone and property-condition evidence prevents a full carrying-cost and loss-exposure conclusion. Next checks are leases and comparable rents, recorded sales and concessions, plus parcel tax, flood, insurance and condition records.