Mono County’s tension is a high entry basis against modest gross income: its $765,344 median home value and $3,064 monthly median asking rent correspond to the supplied 4.8% gross yield before costs. Buyers seeking durable income should investigate unit-level expenses and rent support; those relying on appreciation or quick resale should be cautious. Zillow’s county observation is labeled 2026-06, while FHFA’s annual observation is labeled 2025; they are not one interval.
The asking-rent measure is distinct from HUD’s two-bedroom Fair Market Rent: FMR is a payment standard, not a market-rent estimate, and cannot replace published market rent or establish yield. The reported effective property-tax rate is 0.65%, a carrying cost to layer onto gross yield. Vacancy, lease renewals, operating expenses, insurance, capital needs, and debt terms are not published; without them, net yield, debt coverage, and break-even rent cannot be determined.
Realtor.com’s MLS listing-market evidence shows a 61-day median marketing time and 12.81% of listings with price reductions; these are asking-side supply and concession signals, not closed-sale prices or proof of buyer demand. Net migration was negative 101 tax-return households, and incoming movers’ average AGI was $6,089 below outgoing movers’, tempering a simple demand narrative. The reported investor share was 36.73% of 245 purchases, making buyer mix relevant to rent and resale assumptions. QCEW shows modest growth in annual covered jobs and the covered-worker average wage at county workplaces; Leisure and hospitality is the largest disclosed private supersector, not the whole economy or resident employment.
Zillow’s 1.64% county-value increase and FHFA’s 7.4% annual repeat-transaction HPI gain point upward, but methods and vintages differ; FHFA is an index, not a home value. Its 49.61% five-year change must not be averaged with Zillow’s reading. The modeled annual building-value loss ratio is 0.30%, consistent with inland flooding but not parcel-specific damage. Flood-zone status, elevation, insurance quotes and claims, closed-sale comps, and rental vacancy are not published; without them, resilience, exit-price, and stabilized-cash-flow conclusions remain open.