Washington County presents a carry-versus-exit tension. Income-focused buyers can investigate the supplied 6.48% gross yield, but resale-sensitive buyers should be cautious because the visible listing market shows more supply and concessions. Zillow’s June 2026 median home value is $242,563 and its median asking rent is $1,309. Zillow’s value measure rose year over year, while FHFA’s 2025 repeat-transaction HPI rose 4.23%. These are different vintages and methods: FHFA is an appreciation index, not a home value, and neither measure supports a blended growth rate.
The measured rent is market asking rent. HUD two-bedroom FMR is a separately published payment standard, not an estimate of asking rent and not a substitute for gross-yield calculation. The effective property-tax rate is 1.09%, making tax burden a necessary deduction from the price-and-rent screen; supplied gross yield is before taxes and other costs, so it does not establish net cash flow. No vacancy, maintenance, insurance, financing, or utility evidence is published.
At county workplaces, the QCEW annual record shows covered employment grew 2.24%; its weekly wage is a covered-worker average, not household income. Trade, transportation, and utilities is the largest disclosed private supersector, not a description of the entire economy. The separately sourced Realtor.com MLS record is also labeled June 2026: active listings increased 15.91% and 20.18% carried price reductions. Those are visible asking-market supply and seller-concession indicators, not closed-sale prices or proof of buyer demand. Reported net in-migration coincided with movers-in average AGI exceeding movers-out by a calculated $8,510. Non-occupant mortgages numbered 128 of 2,076 purchases, or 6.17%, measuring investor participation within reported purchase activity rather than all buyers.
Inland flood is the dominant hazard, and modeled annual climate loss equals 0.12% of building value. This county-level model is neither a parcel flood-zone finding nor an insurance quote. Missing submarket lease comparables, property condition, insurance and flood-map details, operating costs, vacancy, and closed-sale comparables prevent a net-income conclusion, subject-property value conclusion, or asset-level hazard price. Next checks are lease terms, tax bills, insurance terms, flood location, and recent closed transactions.