Hempstead County presents a decision tension: Zillow's 2026-06 median home value was $127,080, up 3.90% year over year, whereas FHFA's separately dated 2025 repeat-transaction HPI fell 4.58%. These distinct methods and vintages cannot be averaged. Buyers whose underwriting depends on appreciation or current valuation comparables should investigate the divergence rather than treat either measure as a closing-price result. This is a validation case, not a directional read.
No median asking market rent is published, so gross yield cannot be computed. HUD's two-bedroom FMR is a payment standard, not market asking rent; it cannot fill that income gap or support a yield calculation. The 0.57% effective property-tax rate is a stated carrying-cost input. Neither FMR nor the tax rate establishes actual ownership costs for a target property: assessment basis, insurance, repairs and vacancy are not published.
Realtor.com's 2026-06 MLS-market evidence shows 109 median days on market. Active listings measure visible supply, and this measure records marketing time—not a closed sale or proof of buyer demand by itself. QCEW's 2025 annual county series reports 7,765 covered jobs at workplaces and identifies Manufacturing as the largest disclosed private supersector. It is neither resident employment nor unemployment, and it does not identify which employers support a target submarket.
Tax-return household migration was net -107, with incoming movers' average AGI $93 below outgoing movers' average. This is a limited demand check, not tenant evidence. Investors accounted for 14 of 116 purchase mortgages, or 12.07%; that indicates non-owner participation but not cash-buyer activity or rental performance. Inland flood is the dominant hazard, and the modeled annual climate-loss ratio is 0.16% of building value, not parcel-specific loss. Next checks are market rents, closed-sale comps, flood zone, insurance quote, tax bill and lease/vacancy history.