Lake County’s tension is a Zillow value increase versus a separate FHFA transaction index. Buyers relying on appreciation or quick resale should validate price: Zillow’s 2026-06 median home value rose 10.13% year over year, while FHFA’s 2025 repeat-transaction HPI—not a home value—declined 1.26%. Different vintages and methods mean these measures cannot become one growth rate. The conflict makes property-level sales-comparison diligence central.
Market asking rent is not published, so gross yield cannot be computed. HUD’s two-bedroom FMR of $994 monthly is a payment standard, not market-rent evidence, and cannot substitute in that calculation. Carrying costs include a 1.09% effective property-tax rate and $1,456 median annual tax; without actual rent, insurance, maintenance, financing and property-specific assessment information, coverage cannot be tested. The reported home value therefore cannot be matched to income after taxes. This needs lease comps and tax bills, not an affordability assumption from FMR.
Tax-return migration showed 494 households moving in and 372 leaving, a net gain of 122; in-movers’ average AGI led out-movers’ by a calculated $4,693. This is household movement, not occupancy or lease demand. Investor mortgages were 2.13% of 141 purchases, indicating limited measured non-owner competition but not the full buyer mix. QCEW’s 2025 annual average covered workplace employment fell 1.57%; this is neither resident employment nor unemployment. Leisure and hospitality was the largest disclosed private supersector, not the entire economy. Migration therefore needs weighing against a softer covered-job count.
Inland flood is the dominant hazard; modeled climate loss equals 0.12% of building value annually, an expected-loss ratio rather than a property outcome. Obtain flood-zone, elevation, claims, insurance and deductible evidence before applying this county measure to an asset. Realtor.com MLS listing-market measures—asking price, active listings, days on market and price-reduced share—are not published here, preventing a view of visible supply, marketing time and seller concessions; they would not be closed-sale proof in any event. Missing property condition, lease comps, insurance and sales comps prevents a defensible cash-flow or exit-liquidity conclusion.