Salt Lake County is a price-led, low-yield rental screen: it merits investigation where durable income can be verified, while underwriters sensitive to carrying costs and resale friction should be cautious. Zillow's county observation for 2026-06 places median home value at $575,927, median asking rent at $1,639 per month, and gross yield at 3.42%. Asking-rent growth trailed home-value growth. Separately, FHFA's 2025 repeat-transaction HPI rose 2.59%; this supports the direction of appreciation but is neither a dollar value nor the same vintage or method as Zillow.
The market-rent measure supports the stated gross-yield calculation, but it does not establish net income. HUD's two-bedroom FMR is a payment standard, not an asking-rent estimate, and cannot replace market rent in yield work. The effective property-tax rate is 0.54%, and median annual property tax is $2,836; these carrying costs matter against the value/rent gap. Operating expenses, insurance, vacancy, and financing are not published, preventing NOI, net-yield, and debt-service conclusions.
Realtor.com's 2026-06 MLS snapshot showed 3,088 active listings, up from the prior year, a 3.83% lower median listing price, and price reductions on 26.21% of listings. These are visible-supply, asking-price, and concession measures—not closed sales or proof of buyer demand alone. Tax-return movers produced net migration of -2,674 households, while incomer average AGI was $6,690 below outmovers'. That combination requires tenant-depth and absorption checks rather than a countywide demand inference. Nonoccupant purchase mortgages represented 5.37% of purchases, a bounded measure of buyer competition. QCEW reports annual covered workplace employment and wage growth, not resident employment or a forecast; Trade, transportation, and utilities is the largest disclosed private supersector, not the whole economy.
Earthquake is the stated dominant hazard, while modeled climate loss equals 0.18% of building value per year. They are separate county-level risk flags, not a parcel-specific earthquake-loss estimate or insurance quote. Next checks are seismic design and retrofit status, insurer availability, deductibles and exclusions, neighborhood vacancy, lease renewals, and property-level taxes. Those missing facts prevent a conclusion on cash-flow resilience or hazard-adjusted returns.