Saguache County’s tension is a lower entry value alongside unresolved income economics and inland-flood exposure. It merits investigation by buyers able to verify asset-level rents and flood costs; leveraged income underwriting should be cautious. Zillow’s 2026-06 county median home value was $254,673, down 3.91% from its prior-year observation. This is a home-value measure, not a closed-sale price. No FHFA annual repeat-transaction HPI observation is published to provide a separately constructed trend check.
Housing economics cannot yet support a gross-yield calculation because market asking rent is not published. HUD’s two-bedroom Fair Market Rent is $975 per month, but it is a payment standard rather than market rent and cannot be used to derive yield. The reported effective property-tax rate is 0.33%. Modeled annual climate loss equals 0.11% of building value, consistent with inland flood as the dominant hazard; this is modeled loss, not an insurance quote or a property-specific repair estimate.
Realtor.com’s MLS listing-market evidence, also labeled 2026-06, shows sellers adjusting: median listing price fell 6.36%, active listings increased 20%, and 18.22% of listings had price reductions. The 12.90% pending-to-active ratio and median days on market describe listing conversion and marketing time, not closed buyer demand. In 2025 QCEW annual covered workplace employment fell 5.60%; Natural resources and mining represented 28.21% of private covered employment. Tax-return migration was net positive, but arriving movers’ average AGI was $2,071 below that of departing movers. Investor share was 3.92%, measuring non-owner mortgage purchases rather than all investor capital.
The record does not publish market rent, vacancy, closed-sale comparables, property insurance costs, or site-specific flood information. Those gaps prevent conclusions on gross yield, rent coverage, executable sale pricing, lease-up conditions, and flood carrying costs. County-level workplace and migration evidence also cannot establish demand or hazard exposure for a particular property. The next underwriting file needs comparable leases, operating expenses, insurance quotes, flood-zone review, and recent closed sales.