Real Estate Investing in Brasstown, North Carolina (28902)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28902 (Brasstown, 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: 47.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.8 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Brasstown, NC (28902)?
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Market Analysis: 28902 Brasstown
Investors eyeing 28902 need to respect the fundamentals at play. Home values of $319K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 28902 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Brasstown have seen price recovery that 28902 has not matched. Cherokee County data supports the view that the spread is structural rather than temporary.
The 28902 ZIP's population of 966 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
leans 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 Brasstown:
Property Strategy for 28902
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $289,428 | $960 | 2.4% | +9.2% | $144,714 |
| 3BR | $327,551 | $1,320 | 2.9% | +8.6% | $109,184 |
Market Trends
Home Value History (with trend line)
📊 How Does 28902 Compare?
| Metric | 28902 | Brasstown | North Carolina |
|---|---|---|---|
| Home Value | $319,197 | $319,197 | $330,565 |
| 5-Year CAGR | 5.1% | 5.1% | 7.8% |
| Avg Rent | $864 | $864 | - |
| Cap Rate | 2.1% | 2.1% | - |
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 28902 (Brasstown, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $319,197 |
| Monthly Rent | $864 |
| Price-to-Rent | 30.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (2.1%). 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 28902
Population: 966
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
What is it like being a landlord in Brasstown, NC?
For rental operators, Brasstown, NC rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the typical renter like in Brasstown, NC?
Working renters make up the core of the Brasstown, NC tenant base. The pool is reasonable for investors targeting long-term holds.
How strong are rents in Brasstown, NC?
Rental rates in Brasstown, NC average $864/mo. Tenant demand and $319K home values make the yield look reasonable by investor standards.
Is house hacking profitable in Brasstown, NC?
Brasstown, NC is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $319K price point reasonable to enter.
What type of investing works in Brasstown, NC?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Brasstown, NC. The numbers - $319K homes against $864/mo rents - support that play.
You know 28902 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 28902 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.
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