Real Estate Investing in Todd, North Carolina (28684)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28684 (Todd, 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: 49.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 36.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Todd, NC (28684)?
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Market Analysis: 28684 Todd
Not every below-median market is a bargain. Todd's 28684 ZIP records signals that favor experienced operators who can absorb the risk $471K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 28684 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Turning to rents, 28684 offers a low basis, the region around Todd has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 28684 ZIP's population of 1,835 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Todd:
Property Strategy for 28684
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $437,670 | $1,180 | 1.9% | +10.0% | $218,835 |
| 3BR | $496,450 | $1,530 | 2.2% | — | $165,483 |
Market Trends
Home Value History (with trend line)
📊 How Does 28684 Compare?
| Metric | 28684 | Todd | Boone, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $470,623 | $470,623 | N/A | $330,565 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 7.8% |
| Avg Rent | $1,062 | $1,062 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28684 (Todd, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $470,623 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 36.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (1.8%). 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 28684
Population: 1,835
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Which investment style suits Todd, NC?
In Todd, NC the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $471K prices and $1,062/mo rents suits that approach.
How strong is tenant demand in Todd, NC?
The tenant pool in Todd, NC is solid, supported by local employment and population fundamentals. Rents of $1,062/mo are well-absorbed by the market.
How tight is the rental market in Todd, NC?
Vacancy in Todd, NC is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,062/mo.
What does house hacking look like in Todd, NC?
House hacking works a challenging in Todd, NC. Rents of $1,062/mo against $471K acquisition make the strategy solid for owner-occupants.
Is Todd, NC a smart market for rental property?
Todd, NC records an investability rating of 3.0/5, with median home values near $471K and average rents around $1,062/mo. That combination puts it in the impressive tier for investor interest.
You know 28684 now. You don’t know where it ranks.
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How 28684 ranks in Boone, NC
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