Iosco’s decision tension is a higher county value signal against a softer visible listing market. This record warrants investigation only with property-level rent, flood, and tax verification; caution fits underwriting that assumes appreciation will carry returns. Zillow’s June 2026 median home value was $172,648, up 4.47% year over year. Separately, FHFA’s 2025 annual repeat-transaction HPI rose 3.46% and 68.17% over five years. FHFA is an index, not a home value, and its period and method cannot be averaged with Zillow’s.
Realtor.com’s MLS asking market points to seller competition: median listing price was down 5.99% year over year, active listings rose 21.41%, median marketing time was 37 days, and 23.11% of listings had price reductions. These are listings, not closed sales or proof of buyer demand. No market asking rent is published. HUD’s $973 two-bedroom FMR is a payment standard rather than market rent, so gross yield cannot be computed. The 0.96% effective property-tax rate and $1,359 median annual tax need parcel-level confirmation before carrying-cost underwriting.
County workplace demand is mixed. Annual QCEW covered employment fell 1.28%; Trade, transportation, and utilities represented 42.07% of private covered jobs. This is workplace employment, not resident employment or an unemployment measure. Tax-return migration was net positive by 31 households, while average incoming mover AGI exceeded outgoing mover AGI by $9,697; that is a limited household-flow signal, not proof of durable demand. The record reports 257 purchases and a 7% investor share, indicating investor participation without showing property-level bidding or buyer terms.
Modeled climate loss equals 0.08% of building value annually, consistent with inland flood as the dominant hazard. It is a county-level modeled exposure, not a site-specific insurance or damage estimate. Next checks should include flood elevation, prior losses, insurance quotes, mitigation, assessed value, and parcel taxes. Market rent, vacancy, operating expenses, debt terms, and closed-sale comparables are not published here; their absence prevents income, cash-flow, and exit-price underwriting.