Madison County's underwriting tension is a firm price signal against weak rent growth. Zillow's county observation, labeled 2026-06, puts median home value at $424,866, up 4.86%, while published median asking rent is $1,146, up 0.50%; gross yield is 3.24% before costs. This is not a clean cash-flow case: a cautious buyer should verify property expenses and financing before relying on price growth. FHFA and QCEW observations are labeled 2025; FHFA's repeat-transaction HPI rose 2.12%. That index is not a home value, and its vintage and method remain separate from Zillow's.
Market rent is above HUD's two-bedroom FMR of $1,105; the supplied rent-to-FMR ratio is 103.70%. FMR is a payment standard, not an asking-rent estimate, so it cannot substitute for market rent. The effective property-tax rate is 0.48%, a known carrying charge against the gross yield. Insurance, repairs, vacancy, utilities, management, financing, and assessed-value details are not published; net yield, debt-service coverage, and a property-level rent ceiling therefore cannot be computed.
Realtor.com's inventory observation carries the same supplied period label as Zillow's: active listings were 142, median marketing time was 70 days, and 25.27% of listings had price reductions. These are MLS asking-market signals, not closed-sale prices or proof of buyer demand. Tax-return flows show net migration of -361 and an AGI gap of -$2,237, while QCEW covered employment grew 2.32%. QCEW is workplace employment, not resident employment or a forecast; its largest disclosed private supersector is education and health services. The combination supports checking tenant demand and employer concentration rather than assuming the county mirrors the Rexburg metro.
Modeled annual climate loss is 0.14% of building value, with inland flood the dominant hazard; that model is not a parcel-level flood, elevation, drainage, or insurance conclusion. Investor mortgages represented 12.59% of 286 total purchase mortgages, which does not establish dominant investor competition. Next checks are closed-sale comps, lease comps, property condition, flood-zone and insurance quotes, financing and operating costs, and resident-demand detail. Those missing records prevent a firm acquisition conclusion.