Warren County, OH

At county level, Warren’s central tension is a reported $413,538 Zillow median home value versus $1,949 monthly median asking rent and a 5.66% gross yield before costs. The Zillow county observation is labeled 2026-06. This is a cash-flow verification case for operators who can test expenses and flood exposure; thin-margin or appreciation-led underwriting deserves caution because listing-market evidence requires rent economics to be tested against executable purchase terms.

Market rent is measured asking rent, whereas the supplied HUD FMR is a payment standard rather than an asking-rent estimate; it must not replace market rent in yield analysis. The 1.20% effective property-tax rate makes carrying-cost verification central to the reported gross yield. FHFA’s 2025 repeat-transaction HPI increased 4.02% year over year. It is an index rather than a dollar home value, and its distinct vintage and method cannot be averaged with Zillow’s 2026-06 observation.

Realtor.com’s MLS listing-market evidence shows 573 active listings, up 42.54% year over year; median marketing time was 40 days, and 15.31% of listings had price reductions. These are visible supply, asking-price and marketing-time measures, not closed-sale prices or proof of buyer demand. Tax-return migration was net -297, and outgoing households reported $806 more average AGI than arrivals. Investor purchase mortgages were 4.14% of total purchase mortgages, indicating limited measured non-occupant participation without establishing owner-occupier demand. QCEW shows annual covered workplace employment increased while average weekly wages barely changed; Trade, transportation, and utilities is the largest disclosed private supersector, not the whole economy.

Modeled climate loss is 0.09% of building value per year, with inland flood the dominant hazard. That is a county-level modeled loss rather than a parcel finding. No published closed-sale comparables, unit-level rent, vacancy, operating expenses, insurance quotation, financing terms, or flood-zone/elevation evidence is provided. Those gaps prevent validation of a purchase price, net yield, and property-specific hazard burden.