Northumberland County presents a cash-flow-versus-liquidity tension: measured rent supports a pre-expense screen, while visible listing-market conditions and flood exposure require parcel-level work. In Zillow’s June 2026 county reading, median home value was $176,960, median asking rent was $1,037, and stated gross yield was 7.03% before costs. Cash-flow buyers should test durable unit rent and flood costs; buyers relying on quick resale or thin expense margins should be cautious.
Zillow’s home-value measure rose 3.32% in its reading. Separately, FHFA’s 2025 annual repeat-transaction HPI rose 5.34% and was up 45.98% cumulatively over five years. Those are differently dated and constructed measures: the HPI confirms a positive direction but is not a home value and cannot be averaged with Zillow’s change. The effective property-tax rate is 1.11%, a carrying-cost input below the stated gross yield. HUD’s two-bedroom FMR is a payment standard, not an asking-rent estimate, and cannot replace measured market rent in that calculation.
QCEW annual covered employment at county workplaces edged up 0.05%; this is workplace coverage, not resident employment or unemployment. Realtor.com’s June 2026 MLS data show active listings up 29% and median days on market at 62. These are visible asking-market supply and marketing-time signals, not closed sales or proof of buyer demand. Tax-return movers produced a net outflow of 85, yet inbound movers’ average AGI was $4,395 higher than outbound movers’; that mixed composition does not establish housing demand. Non-occupants took 86 of 648 purchase mortgages, showing participation in financed purchases but not the identity or strategy of all purchasers.
Inland flood is the dominant hazard, and modeled annual building-value loss equals 0.16%; neither substitutes for a parcel flood determination or insurance quote. Vacancy, operating expenses, financing terms, property condition, unit-level rent comps, and flood-zone or insurance data are not published. Their absence prevents an NOI, cap-rate, debt-coverage, and property-specific resilience conclusion; next checks are rent rolls, sale comparables, taxes, insurance, and flood maps.