Green County’s decision tension is a rising valuation against a pre-cost income return. The Zillow county observation is labeled 2026-06: median home value is $338,699 and median asking rent is $1,567 per month, with a supplied 5.55% gross yield. Income-focused buyers should investigate whether unreported costs leave margin. Zillow’s 5.59% year-over-year value change is directionally consistent with FHFA’s 5.17% repeat-transaction HPI annual change labeled 2025, but the methods and observation periods are different.
Market rent—not HUD—underpins the yield. HUD’s $1,097 two-bedroom FMR is a payment standard, not an asking-rent estimate; the supplied asking-rent-to-FMR comparison is 142.8%. The effective property-tax rate is 1.6%, a carrying-cost input alongside insurance, repairs, vacancy, management and financing, none of which is published. FHFA’s 59.76% cumulative five-year HPI change is index movement rather than a dollar home value and must not be combined with Zillow’s change.
QCEW’s 2025 annual average records 15,755 covered jobs at county workplaces, up 1.36%, with an average weekly wage for covered workers. These are workplace rather than resident labor measures; Manufacturing is the largest disclosed private supersector, not the whole economy. Net tax-return migration is positive, and incoming movers’ average income exceeds outgoing movers’ by $7,076, a composition clue rather than proof of tenant absorption. The record shows investor purchase mortgages at 12.1% of 405 purchases, indicating a buyer segment but not its bidding behavior or local concentration.
Inland flood is the dominant hazard, while modeled expected annual building-value loss is about 0.10%; that model is not observed loss and cannot replace property-level flood-zone, insurance and mitigation review. Realtor.com MLS listing-market figures are not published in this record, preventing assessment of visible supply, marketing time and seller concessions; they also would not be closed-sale evidence. Underwriting still needs lease comparables, vacancy, operating expenses, insurance, financing terms and closed sales. Without them, durable net income, hazard cost and resale support cannot be concluded.