Washtenaw presents a valuation-versus-income tension: the $426,230 median home value sits against $2,045 in monthly median asking rent and a supplied 5.76% gross yield. Buyers seeking current income should investigate unit-level costs before treating that yield as cash flow; buyers relying on appreciation should be cautious because the record does not establish exit pricing or net operating income.
In Zillow’s county series, value growth was 2.43% year over year and asking-rent growth was 1.80%, while FHFA’s annual repeat-transaction HPI registered 4.21% growth. FHFA is an index rather than a home value; its method can corroborate direction but cannot be averaged with Zillow’s different observation. HUD’s $1,656 two-bedroom FMR is a payment standard, not market rent. The 1.52% effective tax rate and $5,678 median annual tax make carrying costs material against a pre-cost gross yield, although neither figure prices a specific parcel.
Realtor.com’s MLS listing market combines active-listing growth of 10.57% with an 8.62% drop in median asking price, 36 median days on market, and a 13.93% price-reduced share. This is visible supply, seller pricing, marketing time and concessions—not closed-sale pricing or buyer demand on its own. Tax-return migration was negative 1,993 households, yet average income of movers in exceeded movers out by $6,903; that mix does not establish renter or buyer depth. Investor purchase mortgages were 7.28% of purchases, showing participation rather than the investor-owned stock. QCEW identifies Education and health services as the largest disclosed private supersector, but it measures annual covered jobs at county workplaces, not resident employment or unemployment.
Inland flood is the dominant hazard, and the modeled annual climate-loss ratio is 0.08% of building value; it should be tested with parcel flood exposure, insurance terms and deductible data rather than converted into a property loss estimate. Missing vacancy, turnover, operating expenses, insurance quotes, debt terms, unit-level assessments and closed-sale comparables prevent net-yield, debt-service and resale underwriting. Next checks should also verify lease rents, condition and the tax bill for the target asset.