Monroe County, IN

Monroe County’s decision tension is a measurable rent-to-value case alongside a less accommodating listing market and negative mover balance. In the 2026-06 Zillow county observation, the $319,265 median home value and published market asking rent support a stated 5.42% gross yield before expenses. Income-property underwriters should investigate asset-level expense coverage; buyers dependent on quick resale should be cautious. County aggregates do not establish building, neighborhood, or renter-segment performance.

Market asking rent is the measured rent in the yield calculation. HUD’s two-bedroom FMR of $1,210 is a payment standard, not an asking-rent estimate; it cannot replace measured rent or generate a different yield. Separately, FHFA’s repeat-transaction HPI rose 2.35% in 2025, showing positive index change but neither providing a home value nor matching the Zillow county observation. The 0.71% effective property-tax rate makes tax assessment and exemptions a carrying-cost check because gross yield excludes costs.

Realtor.com’s 2026-06 MLS listing-market evidence calls for more negotiating scrutiny: median listing price was down 5.40% year over year and 540 listings were active. These are asking-price and visible-supply measures, not closed sales or standalone proof of buyer demand; the published price-reduced share and days on market are seller-concession and marketing-time checks. Tax-return migration was net -887 households, while average income of movers in was $3,385 below movers out. This combination requires local tenant and purchaser-depth verification, not a demand conclusion. Investors accounted for 122 of 1,246 purchase mortgages, or 9.79%, a defined non-owner competition channel rather than all purchases. QCEW is annual covered employment at county workplaces, not resident employment or a forecast; Education and health services is the largest disclosed private supersector.

Inland flood is the dominant hazard, and modeled climate loss equals 0.10% of building value per year; it is a modeled ratio, not a property-specific insurance bill or realized loss. Flood-zone status, elevation, insurance quotes, condition, operating expenses, vacancy, lease renewals, debt terms, and closed-sale comparables are not published. Their absence prevents defensible conclusions on net cash flow, hazard cost, tenant durability, and resale liquidity. Verify them at parcel and submarket level before treating county yield or listing signals as asset underwriting.