Real Estate Investing in Hayesville, North Carolina (28904)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28904 (Hayesville, 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: 31.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.9 — 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 Hayesville, NC (28904)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 28904 Hayesville
Investors eyeing 28904 need to respect the fundamentals at play. Home values of $354K come alongside slower price movement and elevated management overhead.
The 28904 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Hayesville have seen price recovery that 28904 has not matched. Clay County data supports the view that the spread is structural rather than temporary.
Who lives in 28904 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 28904 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Hayesville:
Property Strategy for 28904
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $227,024 | $940 | 3.0% | +8.5% | $227,024 |
| 2BR | $309,476 | $1,030 | 2.4% | +10.6% | $154,738 |
| 3BR | $364,572 | $1,420 | 2.8% | +9.8% | $121,524 |
| 4BR | $589,441 | $1,550 | 1.9% | +9.0% | $147,360 |
| 5BR | $765,025 | — | — | +10.0% | $153,005 |
Market Trends
Home Value History (with trend line)
📊 How Does 28904 Compare?
| Metric | 28904 | Hayesville | North Carolina |
|---|---|---|---|
| Home Value | $354,332 | $354,332 | $330,565 |
| 5-Year CAGR | 5.5% | 5.5% | 7.8% |
| Avg Rent | $927 | $927 | - |
| Cap Rate | 2.0% | 2.0% | - |
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 28904 (Hayesville, NC). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 28904 (Hayesville, NC)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $354,332 |
| Monthly Rent | $927 |
| Price-to-Rent | 31.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 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 (2.0%). 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 28904
Population: 10,614
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 28904
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
Is housing expensive in Hayesville, NC?
Hayesville, NC home values average about $354K. That price point suits investors targeting rentals with $927/mo in monthly income.
How strong is tenant demand in Hayesville, NC?
Working renters make up the core of the Hayesville, NC tenant base. The pool is reasonable for investors targeting long-term holds.
What kind of market is Hayesville, NC for investors?
Our data puts Hayesville, NC at 3.0/5 for investability. Home prices of $354K and rents around $927/mo create a solid backdrop for investor activity.
How landlord-friendly is Hayesville, NC?
Landlord-friendliness in Hayesville, NC is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are there empty rentals in Hayesville, NC?
Vacancy in Hayesville, NC is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $927/mo.
You know 28904 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 28904 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.
AI Market Advisor
Ask questions about investing in 28904 (Hayesville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 28904 (Hayesville, NC).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.