All Forum Posts by: Kasey Hardt

Hey Shan! To calculate I use MLS data and take the zip codes AR and divide it by the avg purchase price for that month for a quick ROI %. This is by no means the end all be all/guarantee anything. This formula helped me when I was initially combing the MLS for listings- a way to go from 10000 listings to more focused search. I'm currently running higher estimated interest rate to remain conservative on my calculators (under promise over deliver) with a 75% LTV. When looking in the zip codes with higher ROI (or lower RTP) my calculators have been looking better regarding cash flow

💸 Top ROI Zip Codes Around Charlotte! 💸

If you're an investor looking for cash flowing properties, these zip codes are 🔥 right now — all showing 7%+ ROI!

📍 Mecklenburg County
➡️ 28134 – Pineville
➡️ 28262 – University Area
➡️ 28216 – Northwest Charlotte
➡️ 28213 – Hidden Valley & University City

📍 Catawba County
➡️ 28601 – Hickory (yes, that Hickory with all the major revitalization 👏)

📍 Cabarrus County
➡️ 28081 & 28083 – Kannapolis (up-and-coming with a growing rental market)

📍 Iredell County
➡️ 28677 – Statesville (affordable entry points and strong rental demand)

These areas have a higher probability of finding cash flow properties while still having room for appreciation!

I agree with you!  I have a lot of out of state clients that initially believe they want a townhome or condo- however HOAs quickly eat up any cash flow.  I am curious if the slowing down is due to whats happening politically/economically right now vs being market specific.  We have so many developments and so many people still moving in and around this area- Im curious to see what the next 6 months look like both locally and nationally

its going to be a great spot :D

🌟 Exciting Developments in Downtown Concord! 🌟 

Introducing The District Exchange — a vibrant new destination set to open this summer in Downtown Concord! This innovative space is transforming a historic theater into a bustling hub featuring:

�️ Curated culinary concepts 

🍸 Craft cocktails & drinks 

🎶 Live music & events 

🛍️ Micro storefronts for local business

But that's not all — The District Exchange is part of a wave of exciting changes contributing to Concord's dynamic growth:

📈 Population Boom: Concord's population has risen by 4.6% since 2020, reaching over 110,000 residents as of 2023. 

🏡 Real Estate Trends: The median home price in Concord is around $380,000, reflecting a 6% year-over-year increase as of mid-2024. 

💼 Economic Expansion: The city is attracting significant investments, including Cadillac F1's upcoming $85 million engine factory near Charlotte Motor Speedway, expected to create up to 350 high-paying jobs.

These developments are transforming Downtown Concord into a thriving hub for residents and entrepreneurs alike.

🗓️ Opening Summer 2025 

Thank you so much Nick!  I appreciate your kind words, let me know if you or anyone you know has any market questions I can assist with :)

Hickory, North Carolina, has been experiencing significant growth, making it an area worth watching for real estate investors. With ongoing economic development, infrastructure improvements, and an expanding rental market, the city presents a variety of investment opportunities.

Economic & Business Growth

• Business Expansions: Companies like Steel Warehouse Company are investing millions into new facilities, bringing jobs and increasing housing demand.
• Infrastructure Investments: A $40M bond referendum has led to over $115M in urban improvements, including business parks, fiber internet expansion, and enhanced transportation.
• New Commercial Developments: Restaurants, retail businesses, and entertainment venues are contributing to Hickory’s revitalization.

Rental Market & Investment Potential

• Diverse Rental Strategies: Investors can explore long-term rentals, mid-term corporate housing, and short-term vacation rentals.
• House Hacking Opportunities: With relatively affordable home prices, investors can take advantage of house hacking—living in one part of the property while renting out another to offset costs.
• Growing Demand: New businesses, infrastructure, and educational institutions are increasing demand for rental properties.

Colleges & Universities

• Appalachian State University – Hickory Campus: Opened in Fall 2023, this campus is bringing students, faculty, and staff to the area, driving demand for student and faculty housing.
• Lenoir-Rhyne University: A well-established university in Hickory that contributes to the need for long-term rental housing.

Outdoor & Quality of Life Improvements

• New Multi-Use Trail Systems: Hickory has expanded its greenways and bike trails, improving walkability and outdoor recreation options.
• Access to Nature & Parks: The city’s investment in outdoor spaces enhances its appeal to residents and visitors alike.

With its mix of business growth, infrastructure upgrades, and an expanding rental market, Hickory is positioning itself as a strong option for investors looking for opportunities in North Carolina.

Have you expanded to this market yet?!

I completely agree with you!  New construction is definitely popping up transitioning a lot of areas within Concord.  We had a client close on a triplex right outside of Downtown Concord with immediate cash flow and (almost) truly turnkey!  We have a lot of clients eyeing Cabarrus and Gaston counties for those smaller multi families.  With the amount of development and growth these areas are awesome to be keeping an eye on

💫 Why Investors Should Pay Attention to Concord, NC 💫

🔥 Strong Growth: Concord has seen consistent population growth, fueled by its affordability and proximity to Charlotte.

🔥 Booming Economy: Home to major employers like NASCAR, Concord Mills, and the Charlotte Motor Speedway, the area attracts steady rental demand.

🔥 Diverse Investment Options: Investors can capitalize on long-term rentals, house hacking, and short-term stays catering to tourists and professionals.

🔥 Affordability Compared to Charlotte: With lower home prices and property taxes than Charlotte, Concord offers higher cash flow potential for investors.

🔥 Development & Infrastructure: Ongoing city improvements and projects, such as those around Gibson Mill, are increasing property values.


✨ Investor Takeaway✨

Concord is a prime location for buy-and-hold investors, house hackers, and those looking to benefit from short-term rentals near major attractions 😍

With continued growth and development, it presents a strong opportunity for appreciation and rental income 💰

Hey Maranda! For our clients we have found that if we can focus on those zip codes with ROI of 7% or higher or RTP of 15 or lower, we have a higher probability of finding positive COC. This said, I think its very important to be aware of the surrounding areas in terms of projected growth and developments to help plan year 2,3,4, etc. We also have clients that are starting their investment journey with LTR, with eventual plans of furnishing it to MTR and get that 1.5-2x the LTR rent. Definitely a time to be creative and really dig to find the good ones- but they ARE out there :D