Sharp County presents a price-versus-cash-flow verification problem: investors prepared to document leases, taxes and flood costs should investigate, while those underwriting from appreciation or HUD standards should be cautious. Zillow’s county median home value was $149,148 in 2026-06, up 1.74% year over year. Separately, FHFA’s 2025 annual repeat-transaction HPI rose 3.28%. This is directional corroboration, not a home value or a growth rate that can be blended with Zillow because the methods and vintages differ.
Market rent is not published, so gross yield cannot be computed. HUD’s two-bedroom FMR is a payment standard, not an estimate of asking rent, and cannot fill that gap. The 0.56% effective property-tax rate is a useful carrying-cost input, but assessed values, insurance premiums, repairs, vacancy and other operating costs are not published. Thus neither cash flow nor rent-to-price economics can be established from the record.
Realtor.com’s 2026-06 MLS listing evidence creates a supply/concession tension rather than a sale-price conclusion: 167 active listings, up 13.65%, faced a 79-day median marketing time, while 12.86% of listings had price reductions. These measures describe visible inventory, seller concessions and marketing time; they do not prove buyer demand or closed-sale pricing. Net migration of 87 tax-return households came with a $5,069 higher average AGI for entrants than leavers. Investors made 20.09% of 214 purchases, signaling potential competition but not support for a particular asset’s value.
Annual QCEW shows covered employment at county workplaces edged down while average covered-worker pay rose, with Education and health services the largest disclosed private supersector rather than the whole economy. These are not resident employment, unemployment or forecasts, and industry concentration should be tested against a property’s tenant base. The 0.29% modeled annual building-value loss measure is consistent with inland flood as the named dominant hazard, but it is not a parcel-specific loss estimate. Obtain lease comps and occupancy, closed-sale comps, flood-zone and insurance quotes, tax assessment, and property-condition evidence before concluding on yield, resale liquidity or hazard-adjusted carrying costs.