DuBois, PA

DuBois, PA is presented here as a decision file for its metropolitan or micropolitan statistical area, not as a market call. Its population is 78,635, and the packet provides direct readings on asking rents, home values, income, sales conditions, permits, migration, mortgage occupancy, and hazard exposure. The central limitation is material: Zillow does not publish enough rent history to calculate the trailing-12-month rent change. Accordingly, the 12-month rent change is unavailable, and this report does not assign a score or rank. The useful question is therefore not where DuBois sits against another place, but which internal signals align, which conflict, and what evidence would be needed before applying a renter, landlord, or small-investor decision rule.

At 2026-06-30, Zillow's asking-rent index is $1,029 and its home-value index is $145,430. Zillow reports a 0.0377 year-over-year home-value change and a supplied gross yield of 0.0849. Those figures put the price and rent readings in the same snapshot, but they do not fill the missing rent-history series. The gross-yield field is a price-and-rent screen, not a documented net return: the packet supplies no operating-cost, financing, vacancy, lease-concession, or property-condition evidence. Nor should Zillow's asking-rent index be treated as a record of executed leases. A user evaluating current economics can see an internally specified rent/value relationship while still lacking the rent trajectory that would test whether that relationship is strengthening or weakening over 12 months.

Census ACS places median household income at $62,152, alongside a supplied price-to-income ratio of 2.34 and rent-to-income ratio of 0.1986. These are area-level relationships between Zillow's current measures and an ACS income statistic; they do not establish the budget position of any individual household. HUD's FY2026 two-bedroom Fair Market Rent is $975, whereas Zillow's asking-rent figure is $1,029, a $54 difference and a 1.055 rent-versus-FMR ratio. This boundary is informative but not interchangeable: HUD FMR is a program benchmark, while Zillow measures asking rent. The gap warrants attention to unit type and rent definition, rather than a conclusion that every two-bedroom asking rent or signed rent lies at either number.

Labor and construction evidence do not point to a simple supply story. BLS LAUS shows a 0.0003 year-over-year job change for the 12 months through 2026-05, a reading close to flat in percentage terms but one that does not identify employers, occupations, or labor-force changes. Census Building Permits Survey records 70 total permitted units through M06 of 2026, or 0.89 per 1,000 residents, and zero units in the five-or-more-unit category. In the for-sale market, Redfin at 2026-05-01 shows 5.9 months of supply, up from 3.9; median days on market fell to 53 from 64; and the price-drop share rose to 0.2712 from 0.2258. The 2.0-month supply increase and 0.0454 increase in price drops coexist with shorter median market time, while the sale-to-list ratio is 0.9519. These measures describe different for-sale dimensions and cannot be collapsed into a single direction for either rents or values.

IRS county-to-county tax-return migration, aggregated to the market, lists 1,158 moved in and 1,230 moved out, for net migration of -72. Its incoming AGI measure is $50,828 and outgoing measure is $50,451, leaving a supplied $377 gap. Thus, the count signal is negative while the reported AGI comparison is positive; neither statistic alone identifies household composition, tenure choice, or housing demand. HMDA's 2024 purchase-mortgage occupancy evidence records 630 purchases, including 54 investor purchases, for an investor share of 0.0857. HMDA is useful for distinguishing the documented mortgage-purchase subset and investor occupancy classification, but it is not a complete census of all transactions or a direct measure of rental performance. The IRS and HMDA evidence therefore shows participation and movement measures with distinct scopes, not a verdict on demand.

FEMA's National Risk Index adds a separate constraint to the economic readings. The climate loss ratio is 0.001143, the NRI risk score is 67.1, and the identified top hazard is inland flood in the water category. These are expected-annual-loss and risk-screening evidence, not records of a particular building's condition, insurance cost, damage history, or flood location. The packet's available cost-level anchors remain Zillow's $1,029 asking-rent index and $145,430 home-value index, plus HUD's $975 two-bedroom FMR; none translates FEMA's measures into a property expense. Keeping these measures separate matters: a market-level risk figure can be material to further review without establishing the costs or exposure of a specific renter, landlord, or investment.

Taken together, DuBois has a current Zillow rent/value snapshot, an income and HUD benchmark boundary, a for-sale market with both more listed supply and more price reductions but shorter marketing time, nearly flat BLS job change, limited recorded permitted supply in the larger-unit category, and migration and investor measures that cannot be reduced to one demand narrative. A decision-ready file would need the missing Zillow rent history or comparable time-series rent evidence; unit-mix and signed-lease evidence to reconcile Zillow with HUD; operating, financing, insurance, and maintenance cost evidence to interpret gross yield; and listing-level context for Redfin's supply, days-on-market, and price-drop movements. It would also need location-specific FEMA exposure and insurance documentation, plus clarification of cash transactions and occupancy classifications beyond HMDA's mortgage-purchase scope. Until those questions are resolved, the packet supports disciplined investigation rather than a score, rank, forecast, or market-wide conclusion.