Noxubee County presents a lower-basis-versus-unproven-income tension for landlords. The Zillow county median home value in 2026-06 was $103,230, down 6.42% year over year. That warrants asset-level price investigation, but income-focused buyers should be cautious: market rent, transaction prices, and asset condition are not published, so the price move alone cannot establish value. The record supports screening rather than a conclusion.
Housing economics remain incomplete. Because median asking market rent is not published, gross yield cannot be computed. HUD’s two-bedroom FMR of $842 per month is a payment standard, not asking market rent, and cannot fill that gap. The effective property-tax rate is 0.96%, with median annual tax of $868; these county measures screen carrying costs but do not establish a parcel’s tax or operating costs.
Demand evidence is mixed and thin. The QCEW annual average shows county workplace covered employment up 1.62%; Manufacturing, the largest disclosed private supersector, represents 35.26% of private covered jobs. This is workplace employment, not resident employment or a forecast, and the industry figure is not the whole economy. In the Realtor.com MLS market, 11 active listings, 74 median days on market, and a 22.73% pending-to-active ratio describe visible supply and marketing time, not closed sales or buyer demand by themselves. Tax-return migration was negative 49 households, with incoming mover average AGI $7,679 below outgoing movers’. Investors represented 5% of 60 purchase mortgages, limiting evidence of broad non-owner competition.
Risk limits remain material. Inland flood is dominant, and modeled expected annual building-value loss is 0.16%; this is neither an insurance premium nor a parcel loss record. No FHFA annual HPI observation is supplied, preventing an independent repeat-transaction check on Zillow’s direction. Obtain parcel flood exposure, insurance and repair costs, lease evidence, closed-sale comparables, and title details; without them, net operating economics and resale liquidity cannot be underwritten.