Is Watauga County, NC good for real estate investing?

Watauga County has an investment score of 36/100, rated as "Avoid". The county ranks #980 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Watauga?

The rent-to-price ratio in Watauga County is 4.31% annually, which ranks in the 10th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Watauga?

The median home price in Watauga County is $499,010. This ranks #907 in affordability among all US counties.

Can you cash flow on rental properties in Watauga?

Based on median values with 20% down at current rates, a typical rental in Watauga County would generate negative cash flow of $1,453/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Watauga County

North CarolinaPopulation: 54,540

/100

Avoid

#980 of 1,000 counties

#100 in North Carolina (100 counties)

Market Snapshot

$499,010

Median Home Price

82% above national median

$1,790/mo

Median Rent

20% above national median

4.31%

Rent-to-Price Ratio

Top 90% nationally

-$1,453

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$499,010

Down Payment (20%)$99,802

Loan Amount$399,208

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,790

Monthly P&I-$2,616

Est. Expenses (35%)-$627

Net Cash Flow-$1,453/mo

2.8%

Cap Rate (all cash)

-15.2%

Cash-on-Cash Return

4.31%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.8% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

36/100

Cash Flow(30%)

35/100

Based on 4.31% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

44/100

Based on -1.1% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

10/100

Price-to-income ratio of 10.0x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (4.31%)
-Declining home values (-1.1% YoY)
-Negative cash flow at typical financing (-$1,453/mo)
-Negative leverage (cap rate 2.8% < mortgage rate 6.9%)

Economic Indicators

Population

54,540

Median Income

$50,034

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

10.0x

Less affordable

Compare to Nearby Counties

County					Verdict
HaywoodNC	45	$339,810	$1,516	5.35%	Hold	View
WakeNC	43	$474,088	$1,668	4.22%	Avoid	View
New HanoverNC	43	$435,002	$1,677	4.63%	Avoid	View
DareNC	41	$590,218	Est. pending	—	Avoid	View
BuncombeNC	40	$449,409	$1,786	4.77%	Avoid	View
CurrentWataugaNC	36	$499,010	$1,790	4.31%	Avoid

The Bottom Line

AvoidWatauga may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Watauga County in North Carolina scores 36/100, ranking #980 of 1,000 US counties (top 98%). The 4.31% rent-to-price ratio may require creative strategies or below-market purchases for positive cash flow. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-1,453/mo

Cap Rate

2.8%

Cash-on-Cash

-15.2%

Ready to Analyze a Deal in Watauga?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$499,010

Down Payment (20%)$99,802

Loan Amount$399,208

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,790

Monthly P&I-$2,616

Est. Expenses (35%)-$627

Net Cash Flow-$1,453/mo

2.8%

Cap Rate (all cash)

-15.2%

Cash-on-Cash Return

4.31%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.8% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

36/100

Cash Flow(30%)

35/100

Based on 4.31% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

44/100

Based on -1.1% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

10/100

Price-to-income ratio of 10.0x. Lower ratios indicate more affordable markets.

County

Verdict

HaywoodNC

$339,810

$1,516

5.35%

Hold

View

WakeNC

$474,088

$1,668

4.22%

Avoid

View

New HanoverNC

$435,002

$1,677

4.63%

Avoid

View

DareNC

$590,218

Est. pending

—

Avoid

View

BuncombeNC

$449,409

$1,786

4.77%

Avoid

View

CurrentWataugaNC

$499,010

$1,790

4.31%

Avoid

The Bottom Line

AvoidWatauga may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Monthly Cash Flow

$-1,453/mo

Cap Rate

2.8%

Cash-on-Cash

-15.2%