Tishomingo County presents a valuation-versus-market-friction tension. Zillow’s county median home value was $194,720 in 2026-06, down 3.27% year over year, while FHFA’s 2025 repeat-transaction HPI rose 7.48% annually. These are not a common period or measure: Zillow is a home-value observation, whereas FHFA is an index of repeat transactions, not a dollar price. Investors needing demonstrated income coverage should be cautious; property-level investigators should test whether the conflicting signals reflect transaction mix, valuation method, or sale-price weakness.
No county market rent is published, so gross yield cannot be computed. HUD’s two-bedroom FMR of $842 per month is a payment standard, not an estimate of asking rent and cannot fill that gap. The effective property-tax rate is 0.49%, with a $705 median annual tax, but neither substitutes for parcel tax bills or total operating costs. Underwriting therefore needs executed rents, vacancy, utilities, repairs, insurance, and acquisition price before an income or carrying-cost conclusion is possible.
Realtor.com’s June 2026 MLS listing market showed 125 active listings, up 33.87%, while median listing price rose 1.73%. Those are visible asking supply and asking-price evidence, not closed-sale prices. Median days on market declined and some listings carried price reductions; marketing time and concessions should be checked alongside pending listings, not treated as proof of demand. QCEW’s 2025 annual series shows covered workplace employment and wages increased, with Manufacturing the largest disclosed private supersector. It is not resident employment, unemployment, or a forecast, so tenant-demand work needs employer and renter evidence.
Tax-return migration shows more households moving in than out and higher average income among in-movers, but county-level flows do not establish buyer or renter demand. The record identifies 10 investor purchases among 176 total purchases, a 5.68% investor share; that measures stated non-occupant purchase-mortgage participation, not every potential buyer type. Modeled annual climate loss is 0.14% of building value and inland flood is the dominant hazard; it is not a parcel-specific loss estimate. Next checks are closed comparables, lease rolls, flood zones, insurance quotes, property-tax bills, and title or condition findings.