Sullivan County has a carry-cost-versus-demand tension: published market asking rent of $1,696 per month supports a reported 5.19% gross yield before operating costs, but the 2.14% effective property-tax rate and inland-flood exposure require asset-level diligence. Investors able to verify insurance, taxes and rents should investigate; headline-yield underwriting alone warrants caution.
At Zillow’s 2026-06 county observation, its median home value rose 3.79% year over year and measured asking rent rose 4.19%. The rent change is modestly faster, but neither series establishes future growth. HUD’s two-bedroom FMR is a payment standard, not a market-rent estimate, so it cannot replace the published asking-rent measure or be used to infer yield. Modeled expected annual climate loss equals 0.17% of building value; gross yield also excludes property tax, insurance, vacancy, maintenance and financing.
Realtor.com’s MLS listing-market evidence shows median listing price down 4.07% year over year and active listings up 25.38%. These are asking-price and visible-supply measures, not closed-sale prices or proof of buyer demand. More tax-return households moved in than out, while inbound movers’ average AGI was $97,694 versus $86,402 for outbound movers; the mix may matter for affordability but does not establish tenant demand. Investors represented 8.52% of 411 purchases, indicating some non-owner participation rather than a buyer-competition conclusion.
FHFA’s 2025 repeat-transaction HPI increased 3.92%, directionally consistent with Zillow’s positive value change but from a different vintage and method; it is an appreciation index, not a home value. QCEW’s 2025 annual data show nearly flat covered employment at workplaces in the county, with Manufacturing the largest disclosed private supersector; this is neither resident employment nor an unemployment measure. Missing property-level flood-zone, insurance and condition evidence, rent comps, vacancy, operating costs, financing terms and closed-sale comparables prevent a net-yield, insurability and exit-value conclusion.