Oconto County presents an appreciation-versus-income tension: county-level prices have risen, while market rent is not published and carrying costs need property-level validation. Investors focused on current cash flow should be cautious; those investigating may find the evidence more useful for testing demand and downside than for pricing a rental.
The Zillow county observation for June 2026 puts median home value at $314,844, up 7.28% year over year. FHFA’s repeat-transaction HPI, an index rather than a value, rose 4.30% in its 2025 annual reading and 74.94% cumulatively over five years. Both point upward, but their methods and labeled periods are different and should not be averaged. No median asking market rent is published, so gross yield cannot be computed. HUD’s $973 two-bedroom FMR is a payment standard, not a rent estimate. The effective property-tax rate is 1.18% and median annual tax is $2,727; neither supplies a bill for a particular home.
Net migration is positive at 40 tax-return households, and the average income gap between entrants and leavers is $26,321; these are filer-movement measures, not proof of tenant demand. QCEW reports 9,087 annual average covered jobs at county workplaces, down 0.42%, while covered-worker average weekly wages rose 4.79%. Manufacturing, the largest disclosed private supersector, represents 31.37% of private covered employment, creating a concentration question rather than a complete economic profile. Investors accounted for 5.31% of purchase mortgages to non-occupants, a limited measure of buyer competition rather than all cash or total purchases.
Inland flood is the dominant hazard, and modeled climate loss equals 0.11% of building value per year; it is a modeled ratio, not a site-specific insurance quote or dollar loss. Realtor.com listing-market figures—median asking price, active listings, days on market and price-reduced share—are not published despite the June 2026 inventory label, so visible supply, marketing time and seller concessions cannot be assessed. Next checks are property-level market rent, taxes and insurance/flood exposure, plus listing and lease comparables; without them, cash flow, yield and resale-liquidity conclusions remain untested.