McIntosh County is a survey-context, not pricing-and-yield, underwriting case. Five evidence groups are available, and current county market rent, Zillow values, FHFA HPI, and Realtor.com listing measures are not published in this record. Investors needing demonstrated cash flow, exit pricing, or liquidity should be cautious; local operators able to obtain leases, sales comparables, and listing histories are the appropriate investigators.
ACS places the owner-reported median value of owner-occupied homes at $84,200 and surveyed gross rent for occupied units at $608; neither is a current transaction price or asking rent, and they cannot be combined for yield. HUD's two-bedroom FMR is $873, a payment standard rather than market rent. Because market rent is unpublished, gross yield cannot be computed. The effective property-tax rate is 1.08% and median annual tax is $913, carrying-cost inputs that need parcel verification. ACS also estimates a 28.68% vacancy rate, a descriptive survey measure that makes property-level occupancy evidence essential.
The annual QCEW record shows 993 covered jobs at county workplaces, down 0.50% from its prior annual average, alongside a $975 average weekly covered-worker wage. Education and health services is the largest disclosed private supersector. These are workplace and covered-worker measures, not resident employment or a demand forecast. Realtor.com MLS price, active-listing, marketing-time, and reduction metrics are absent, preventing a read on visible supply, seller concessions, or buyer competition.
Tax-return data record 41 outbound households with average AGI of $67,780, but no inbound counterpart, so net migration and mover-income balance are unknown. Non-occupants made 2 of 12 recorded purchase mortgages, or 16.67%; the small count does not establish broad investor competition. Inland flood is the dominant hazard, and modeled annual climate loss equals 0.14% of building value; parcel flood exposure, insurance, condition, vacancy, lease terms, and comparable sales remain the next checks.