Gibson County’s decision tension is income against uncertain exit pricing: a $214,579 Zillow median value and $1,295 monthly median asking rent support the supplied 7.24% gross yield before costs, but concurrent MLS listing evidence shows seller concessions. Income-focused buyers should investigate property-level expenses and lease comparables; buyers dependent on continued price gains or rapid resale should be cautious.
The effective property-tax rate is 0.72%, which belongs in carrying-cost analysis; the stated gross yield is not net income. HUD’s two-bedroom FMR of $1,001 is a payment standard, not an asking-rent estimate, and cannot replace the measured Zillow rent. Zillow’s 2026-06 median value was up 6.11% year over year, whereas FHFA’s separately labeled 2025 repeat-transaction HPI rose 1.96% annually and 45.82% cumulatively over five years. Both point upward, but they are different methods and vintages; neither is a value proxy for the other and they should not be averaged.
Realtor.com’s 2026-06 MLS listing market recorded 49 active listings, a 5.62% lower median listing price year over year, 43 median days on market, and 15.25% of listings reduced. These are asking-price, visible-supply, marketing-time, and concession signals—not closed-sale prices or stand-alone proof of buyer demand. Net migration was one tax-return household, while incoming movers’ average AGI exceeded outgoing movers’ by $3,982; the small net flow limits what that income difference establishes about durable demand. Investor purchase mortgages represented 7.26% of purchases, indicating participation but not pricing control or the full cash-buyer market.
Inland flood is the dominant hazard, and modeled expected annual climate loss equals 0.13% of building value; it is modeled rather than a property-specific insurance quote. Manufacturing, the largest disclosed private supersector, accounts for 52.85% of private covered jobs in QCEW’s annual workplace measure, creating concentration to test, while QCEW is neither resident employment nor an unemployment measure. Insurance premiums, flood-zone and elevation records, vacancy, operating expenses, lease renewal data, financing terms, and closed-sale comparables are not published here; without them, net yield, insurability, submarket demand, and resale-value conclusions cannot be underwritten.