Jefferson County has a favorable gross-income screen but a fragile underwriting case: Zillow's 2026-06 county measure pairs a $130,195 median home value with $767 median monthly asking rent and a 7.07% gross yield. The county warrants unit-level investigation for operators able to validate leases and expenses; buyers relying on appreciation or easy resale should be cautious. The rent is measured market rent; HUD Fair Market Rent is a payment standard, not an asking-rent estimate.
The Zillow county reading shows value up 3.26% year over year and asking rent up 9.83%. FHFA's 2025 annual repeat-transaction HPI rose 10.21%; it measures change among transacted homes, not a home value, and its vintage and method must remain separate from Zillow's. The 0.98% effective property-tax rate is a carrying-cost input, while gross yield is before tax, insurance, maintenance, vacancy, and capital costs.
Realtor.com's MLS listing-market evidence reports 130 active listings and an 18.25% price-reduced share. It observes visible asking supply and seller concessions, neither closed-sale pricing nor buyer demand by itself. Net migration was negative 30 tax-return households, and average income for in-movers trailed out-movers by $932. Investor participation was 33 of 475 purchases, a limited portion of observed purchase activity rather than proof of broad buyer competition. QCEW describes county workplaces: covered employment declined while weekly wages rose, and Trade, transportation, and utilities was the largest disclosed private supersector; it is not resident employment or an outlook.
Inland flood is the dominant hazard, and the modeled annual climate-loss ratio is 0.13% of building value. This is modeled expected loss, not a parcel-specific damage estimate or a dollar forecast. Missing parcel flood-zone and elevation data, insurance quotes and deductibles, condition, vacancy, operating and capital costs, lease comps, and closed-sale comps prevent a net-yield, cash-flow, replacement-cost, or exit-value conclusion. Next review should test those items alongside tax bills and title, while distinguishing county evidence from each property's location and condition.