Perry County is a verification-first case: cash-flow buyers should be cautious because a recent Zillow value rise conflicts with a nearly flat FHFA annual reading. Appreciation-led buyers need property-level sales confirmation rather than rely on either series as a valuation. Zillow’s county median home value was $188,441 in 2026-06, up 5.46%. FHFA’s repeat-transaction HPI—not a home value—rose 0.08% in 2025 and 50.89% over five years. Different methods and vintages cannot be averaged into one growth rate.
No published market rent means gross yield cannot be computed. The $1,147 HUD two-bedroom FMR is a payment standard, not asking rent, and cannot fill that gap. The effective property-tax rate is 0.49%, with median annual tax of $634; asset-specific assessments, insurance and operating expenses are not published, preventing a full carrying-cost test.
In 2025, QCEW reports workplace-based covered employment and average weekly wages increased; it is neither resident employment nor an outlook. Trade, transportation, and utilities was the largest disclosed private supersector, not the whole economy. The county had a net gain of 26 tax-return households, and inbound movers’ average income exceeded outbound movers’ by $12,903. Investor purchases were 13 of 88 purchases, a calculated 14.77%; this indicates participation, not control of buyer demand. Realtor.com MLS evidence shows rising visible inventory, shorter marketing time and listing price reductions—asking-market supply, marketing time and seller-concession measures, not closed-sale prices or buyer-demand proof.
Inland flood is the dominant hazard, and modeled annual climate loss is 0.29% of building value; this county-level estimate does not price a parcel’s insurance or mitigation. Market rent, rent rolls, vacancy, closed-sale comparables, insurance quotes, flood-zone and elevation details, and asset-level taxes are not published. Their absence prevents a gross-yield and cash-flow conclusion, an exit-value test, and property-specific hazard costing; those are the next checks.