Greenwood County’s decision tension is a $109,243 Zillow median home value in 2026-06, up 7.72% year over year, alongside a shrinking covered-job base and net household outmigration. Cash-flow underwriters should be cautious: the recorded value change improves the entry-price narrative but does not establish durable tenant demand or realized sale pricing. Countywide aggregates require property-level verification because the county is small.
Measured market rent is not published, so gross yield cannot be computed. HUD’s $877 two-bedroom FMR is a payment standard, not asking rent, and cannot substitute for measured market income. The 1.52% effective property-tax rate and $1,348 median annual tax should be placed against actual assessed value and lease terms; they describe a carrying-cost burden but not operating income.
The supplied annual QCEW record has 1,495 covered jobs at county workplaces, down 4.78%; it is neither resident employment nor an unemployment measure. Average covered-worker weekly wage rose 7.58% to $795, while Trade, transportation, and utilities, the largest disclosed private supersector, represents 23.25% of private covered jobs. Migration shows departures exceeding arrivals and inbound movers’ average income below outbound movers’, which constrains the demand interpretation. Investors accounted for 7 of 35 purchase mortgages, or 20%, indicating participation in a small recorded purchase pool rather than control of all housing transactions. Realtor.com listing-price, active-listing, days-on-market, and price-reduction figures are not published for 2026-06; MLS-visible supply, marketing time, and seller concessions therefore cannot be assessed.
Inland flood is the dominant hazard. Modeled climate loss equals 0.28% of building value per year; it is not a property-specific loss estimate and should be paired with parcel flood exposure, insurance availability, deductible, and repair-cost review. No FHFA annual repeat-transaction HPI observation is supplied, so it cannot corroborate or challenge Zillow’s movement; FHFA is an appreciation index, not a home-value estimate. Missing market rent, property operating costs, and transaction-level sales evidence prevent cash-flow, net-yield, and exit-price underwriting.