Harvey County presents an income-versus-exit tension: market rent supports a preliminary income screen, but observed listing concessions and mobility merit restraint in resale assumptions. Zillow’s county 2026-06 median home value was $197,605, up 5.43% year over year; its median asking rent was $1,105 per month. The record supplies a 6.71% gross yield before costs. This county merits investigation for income-led underwriting, while a case centered on appreciation or quick resale should be cautious.
That yield uses measured market rent, not rent inferred from HUD. The effective property-tax rate is 1.51%, a carrying-cost input requiring parcel verification. HUD’s two-bedroom FMR of $1,099 is a payment standard, not an asking-rent estimate, and cannot replace market rent in yield work. FHFA’s 2025 annual repeat-transaction HPI increased 6.90%; it agrees with Zillow’s positive direction but is neither a home value nor the same observation period or method, so the measures should not be averaged.
Realtor.com’s 2026-06 MLS listing-market evidence shows median asking price down 6.64% annually and 21.84% of listings with reductions. These identify visible supply and seller concessions, not closed-sale prices or buyer demand by themselves. Net migration was negative 108 tax-return households, while movers entering reported average income $28 lower than movers leaving. Nonoccupants represented 9.66% of purchase mortgages, calling for property-level buyer-mix checks rather than an assumption of investor control. QCEW covered employment at county workplaces edged down; education and health services is the largest disclosed private supersector, not a description of the whole economy.
Inland flood is the dominant hazard, and the modeled annual climate-loss ratio is 0.14% of building value. That is a county-level model, not a parcel loss estimate or insurance quote. Vacancy, turnover, collections, operating and flood-insurance terms, property condition, and closed comparable sales are not published. Their absence prevents a net cash-flow conclusion, a parcel-specific flood-cost conclusion, and a supported resale-value conclusion.