Real Estate Investing in Sherrills Ford, North Carolina (28673)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28673 (Sherrills Ford, 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: 17.0% of homes vacant — above national norms.
What’s happening in Sherrills Ford, NC (28673)?
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Market Analysis: 28673 Sherrills Ford
The 28673 ZIP covers a section of Sherrills Ford that demands careful diligence. Prices near $503K look accessible, but the work to make a deal cash flow is real.
The 28673 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 28673's metrics run below Catawba County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 28673 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 28673 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Sherrills Ford:
Property Strategy for 28673
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $427,890 | $1,640 | 2.8% | +9.9% | $213,945 |
| 3BR | $461,099 | $2,050 | 3.2% | +8.6% | $153,700 |
| 4BR | $672,235 | $2,490 | 2.7% | +10.4% | $168,059 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28673 Compare?
| Metric | 28673 | Sherrills Ford | Hickory-Lenoir-Morganton, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $502,938 | $502,938 | N/A | $330,565 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 7.8% |
| Avg Rent | $2,033 | $2,033 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28673 (Sherrills Ford, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $502,938 |
| Monthly Rent | $2,033 |
| Price-to-Rent | 20.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -2.6% ▼ |
| 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 28673
Population: 6,339
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 28673
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
Investor Insight: With 1,826 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do rents currently stand in Sherrills Ford, NC?
The typical rental in Sherrills Ford, NC commands about $2,033/mo monthly. That rent profile steady cash flow against the $503K purchase basis.
Do landlords face vacancy issues in Sherrills Ford, NC?
Expect elevated vacancy in Sherrills Ford, NC. Rents at $2,033/mo are absorbed by the tenant base without meaningful lag.
How does Sherrills Ford, NC stack up for property investment?
Sherrills Ford, NC sits at an investability rating of 3.0/5, with median home values near $503K and average rents around $2,033/mo. That combination puts it in the solid tier for investor interest.
What is the tenant pool like in Sherrills Ford, NC?
The tenant pool in Sherrills Ford, NC is solid, supported by local employment and population fundamentals. Rents of $2,033/mo are well-absorbed by the market.
Does Sherrills Ford, NC favor landlords or tenants?
Sherrills Ford, NC operates under NC law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
You know 28673 now. You don’t know where it ranks.
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How 28673 ranks in Hickory-Lenoir-Morganton, NC
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