Miami County presents a cash-flow-versus-carrying-cost tension: Zillow's county median asking rent is $1,910 per month and reported gross yield is 5.97% before costs, while taxes and flood exposure require property-specific testing. An income-oriented underwriter can investigate the rent-price relationship; a buyer relying on resale momentum or generic county averages should be cautious. This is county-level evidence, not evidence for any given submarket or building.
At Zillow's 2026-06 observation, the county median home value was $383,706, up 4.10% year over year. FHFA's separate 2025 annual repeat-transaction HPI rose 6.73%; it confirms positive direction but is not a home value and cannot be combined with Zillow into one rate. The effective property-tax rate is 1.27%, a material carrying-cost input against pre-cost yield. HUD's two-bedroom FMR is $1,358 monthly, a payment standard rather than asking rent; it must not replace measured market rent.
Realtor.com's 2026-06 MLS evidence shows 113 active listings, 18.43% with price reductions, and a 72.44% pending-to-active ratio. These are visible listing-market supply, seller-concession, and pipeline measures—not closed-sale prices or standalone proof of buyer demand. Net migration was 141 tax-return households, with incoming movers' average income $15,992 above outgoing movers'. Investors represented 32 of 532 purchase mortgages, or 6.02%, recording limited observed non-occupant participation rather than a complete buyer profile.
Risk limits remain material. Inland flood is the dominant hazard, and modeled expected annual building-value loss is 0.14%; that county-level model cannot establish parcel exposure, insurance terms, or mitigation cost. QCEW measures annual covered employment at county workplaces, not resident employment or tenant demand. Missing vacancy, rent trend, unit mix, insurance quotes, closed-sale comps, delinquency, and neighborhood flood maps prevent a net-yield, exit-value, or property-specific resilience conclusion. Verify lease comps, tax bills, flood zones, insurance, and closed sales.