Green County presents an underwriting tension: Zillow’s median home value was $191,858 in 2026-06, up 2.22% year over year, while operating income cannot yet be tested. This warrants investigation by buyers able to obtain unit-level rent and flood evidence; yield-focused buyers should be cautious. County market rent is not published, so gross yield cannot be computed. The supplied HUD two-bedroom FMR is a payment standard, not an asking-rent estimate.
Carrying costs need property-level confirmation. The county effective property-tax rate is 0.65%, but that rate and the reported median annual tax cannot be assigned to the Zillow median-value home. Realtor.com’s MLS snapshot shows 43 active listings, a 62-day median marketing time, and a 10.59% price-reduced share. Those are visible-supply, marketing-time, and seller-concession measures—not closed-sale prices or proof of buyer demand. They also cannot be equated with Zillow’s home-value appreciation.
At county workplaces, the 2025 QCEW annual average was 1,901 covered jobs, up 2.65% from the prior annual average. Education and health services, the largest disclosed private supersector, accounted for 41.25% of private covered employment, making employer concentration a diligence item rather than a description of the whole economy. Net migration was 81 tax-return households; inbound movers’ average AGI was $1,041 above outbound movers’. This is directional mover evidence, not household formation or occupancy. Investor mortgage purchases were 4.26% of 94 purchases, so disclosed non-owner participation was limited in count and share.
Inland flood is the dominant hazard, and modeled expected annual climate loss equals 0.16% of building value. The model does not identify parcel exposure, insurance premiums, deductibles, mitigation, or lender requirements. FHFA’s repeat-transaction annual HPI is not published, so no supplied index can cross-check Zillow’s direction or be blended with it. Missing market rent prevents gross-yield and rent-to-price underwriting; missing vacancy, repair, financing, property condition, and closed-sale evidence prevents property-level cash-flow and exit conclusions. Next checks are address-level flood and insurance records, market asking-rent comps, and sale comparables.