Real Estate Investing in Sapphire, North Carolina (28774)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28774 (Sapphire, 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: 72.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 38.3 — 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 Sapphire, NC (28774)?
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Market Analysis: 28774 Sapphire
The 28774 ZIP covers a section of Sapphire that demands careful diligence. Prices near $661K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 28774 can be a a strong candidate for hunting ground — but the discount at $661K reflects genuine risk that outside investors often underestimate.
Looking more closely, 28774 offers a low basis, the region around Sapphire has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 28774 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. durable returns are possible in 28774, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Sapphire:
Property Strategy for 28774
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $217,219 | $1,330 | 4.4% | +11.4% | $217,219 |
| 2BR | $352,238 | $1,600 | 3.3% | +13.6% | $176,119 |
| 3BR | $746,166 | $2,010 | 1.9% | +12.4% | $248,722 |
| 4BR | $1,405,483 | $2,290 | 1.2% | +13.1% | $351,371 |
Market Trends
Home Value History (with trend line)
📊 How Does 28774 Compare?
| Metric | 28774 | Sapphire | Brevard, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $661,069 | $661,069 | N/A | $330,565 |
| 5-Year CAGR | 6.9% | 6.9% | N/A | 7.8% |
| Avg Rent | $1,440 | $1,440 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28774 (Sapphire, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $661,069 |
| Monthly Rent | $1,440 |
| Price-to-Rent | 38.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +8.8% ▲ |
🏠 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 (1.7%). 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 28774
Population: 1,437
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
Frequently Asked Questions
Should investors consider Sapphire, NC?
With a 3.0/5 investability score, Sapphire, NC ranks as a solid market for rental property investors. Median prices of $661K and rents of $1,440/mo drive the underlying numbers.
What are vacancy rates like in Sapphire, NC?
Sapphire, NC sees elevated vacancy, which is reasonable relative to the broader NC rental market.
How strong is tenant demand in Sapphire, NC?
Sapphire, NC draws a predictable base of working renters. Demand at the $1,440/mo rent level is reasonable for standard single-family and small multi rentals.
Is house hacking profitable in Sapphire, NC?
House hacking in Sapphire, NC is reasonable to execute. Prices around $661K and rents of $1,440/mo solid owner-occupant economics.
How much rent can I charge in Sapphire, NC?
Rents in Sapphire, NC run near $1,440/mo. Compared with median home prices of $661K that produces solid gross yields for typical rentals.
You know 28774 now. You don’t know where it ranks.
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How 28774 ranks in Brevard, NC
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