Payette County presents an income-versus-price-confirmation tension: income-focused buyers should investigate the stated rent return, while buyers relying on appreciation should be cautious. Zillow’s 2026-06 county median home value was $418,740, up 3.15% year over year. By contrast, FHFA’s 2025 repeat-transaction HPI fell 0.96% over its annual observation. These are separate vintages and methods; the index is not a home value and the changes should not be combined.
Measured median asking rent is $1,717 per month and the supplied gross yield is 4.92% before operating costs. HUD’s two-bedroom FMR of $1,071 is a payment standard, not an asking-rent estimate, so it cannot replace the measured market rent. The effective property-tax rate is 0.40%, a carrying cost that must be tested alongside rent, but tax bills, insurance, financing, repairs, vacancy, and utilities are not published. Consequently, net yield and cash flow cannot be underwritten from this record.
Realtor.com’s MLS snapshot has 122 active listings—visible supply, not the full housing stock—and a 6.98% annual drop in median asking price; listed price reductions are seller concessions. Neither is a closed-sale price or standalone proof of buyer demand. Migration was positive, and in-movers’ average AGI exceeded out-movers’ by $12,525, but county-level mover data do not establish tenant demand. The record lists 10 investor purchases among 366 total purchases, a limited recorded investor presence rather than the entire buyer mix. QCEW covered workplace employment rose 0.97%; it is not resident employment or a forecast, and Manufacturing is the largest disclosed private supersector, not the whole economy.
Inland flood is the dominant hazard, paired with modeled expected annual building loss of 0.13%; this is a building-value ratio, not a dollar estimate, and requires parcel-level flood-zone, elevation, insurance-availability, and deductible review. Unit-level rent comparables, actual tax bills, operating histories, financing terms, vacancy, and closed-sale comparables are not published. Their absence prevents a property-level net-return test, rent-fit check, and reliable resale underwriting; county averages cannot resolve them.