Real Estate Investing in Hays, North Carolina (28635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28635 (Hays, NC)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.8% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hays, NC (28635)?
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Market Analysis: 28635 Hays
The 28635 ZIP in Hays, NC is a local-operator market. Outside capital chasing a $209K entry has to pair deep knowledge with the discount.
The 28635 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 28635 and stronger Hays ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 28635 ZIP's population of 3,107 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Strategy in 28635 is an operator game, not a passive one. Put differently, entry prices of $209K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Hays:
Market Trends
Home Value History (with trend line)
📊 How Does 28635 Compare?
| Metric | 28635 | Hays | North Wilkesboro, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $208,794 | $208,794 | N/A | $330,565 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.8% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28635 (Hays, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $208,794 |
| Monthly Rent | $864 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 28635
Population: 3,107
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 28635
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Does Hays, NC make sense for an investment property?
With a 3.0/5 investability score, Hays, NC ranks as a solid market for rental property investors. Median prices of $209K and rents of $864/mo drive the underlying numbers.
What approach is best for Hays, NC real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Hays, NC. The numbers - $209K homes against $864/mo rents - support that play.
How much is rent in Hays, NC?
Hays, NC rentals go for roughly $864/mo a month. That puts gross yield in solid territory relative to $209K acquisition costs.
Does a duplex house hack pencil in Hays, NC?
The a challenging house-hack environment in Hays, NC reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Do landlords face vacancy issues in Hays, NC?
Rental vacancy in Hays, NC is elevated. Investors should budget normal turnover but not chronic empty units.
You know 28635 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 28635 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 28635 ranks in North Wilkesboro, NC
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