The decision tension is modest Zillow value movement against much stronger, differently measured FHFA appreciation, while workplace employment and flood exposure leave carrying-cost support unresolved. Cash-flow-focused underwriters should be cautious; buyers testing entry basis should investigate the divergence. Zillow's county median home value was $179,477 in 2026-06, up 3.62% year over year. FHFA's 2025 repeat-transaction HPI—not a home value—rose 15.45% annually and 62.57% cumulatively over its stated five-year measure. These distinct vintages and methods cannot be averaged, but they flag a need to validate current comparable sales.
No county market asking rent is published, so gross yield cannot be computed. HUD's $1,006 two-bedroom FMR is a payment standard, not asking rent, and cannot substitute for it. The effective property-tax rate is 0.67%, a county-level carrying-cost input rather than a parcel estimate. Lease comparables, vacancy, operating costs, and property-specific taxes are not published, preventing a price-to-rent or net-cash-flow conclusion.
Realtor.com's 2026-06 MLS evidence shows 55 active listings, a median 64 days on market, and 16.05% with price reductions. Listings are visible asking-price supply; days measure marketing time and cuts seller concessions, none proves buyer demand or a closed-sale price. Tax-return migration was net inward, with higher average income among incoming than outgoing movers, but it does not identify tenants or homebuyers. The 6.92% investor share across 159 purchases measures non-occupant purchase mortgages, not cash acquisitions or all investor activity.
Inland flood is the dominant hazard; modeled annual climate loss equals 0.24% of building value, not a property-specific dollar loss. The supplied annual QCEW observation covers jobs at county workplaces, not residents: covered employment declined while average weekly wage rose, and Education and health services was the largest disclosed private supersector. Missing parcel-level flood zone, insurance quote, condition, financing, lease comps, and closed-sale comps prevents a durable underwriting conclusion on insured carrying cost, income, and exit value.