Merrimack County’s decision tension is entry price and tax carry against income measured before expenses. Zillow’s county observation puts median home value at $498,871 and median asking rent at $2,006 monthly, producing a reported 4.83% gross yield. Values rose 3.13% year over year, and asking rent also increased. Investigate if property-level expenses and rent durability can be verified; be cautious if the thesis relies on appreciation or thin cash flow.
Median asking rent is market rent. HUD’s two-bedroom Fair Market Rent is a payment standard, not an asking-rent estimate, and cannot replace market rent in a yield calculation. The reported gross yield omits vacancy, management, insurance, repairs, financing and utilities. An effective property-tax rate of 1.85% and median annual tax of $6,783 require parcel-level assessment and tax review. Published rent supports gross yield, not net operating income.
Realtor.com’s MLS listing-market evidence shows 277 active listings, 34 median days on market and 12.43% of listings reduced. These are asking-price supply, marketing-time and seller-concession measures, not closed-sale prices or proof of buyer demand. QCEW reports annual covered workplace employment, not resident employment: it fell 0.88% while average weekly wage rose. Trade, transportation, and utilities is the largest disclosed private supersector, not the entire economy. Tax-return migration was positive, and inbound movers’ average AGI exceeded outbound movers’ by $5,865. Investor participation was 7.10% of 1,578 purchases, making investors visible but not exclusive buyers.
FHFA’s annual repeat-transaction HPI increased 4.72% year over year and 68.60% cumulatively over five years. It is an index, not a home value; its positive direction aligns with Zillow’s separately timed county value reading, but the methods and vintages cannot be averaged. Inland flood is the dominant hazard, while modeled climate loss equals 0.15% of building value annually. Flood zone, elevation, insurance quotes, property condition, lease comps and closed-sale comps are not published; without them, an underwriter cannot price hazard costs, net income or exit value.