Hickory-Lenoir-Morganton, NC · North Carolina
Catawba County
162,051 residents1,971 permits TTM$64,544 median HHI9 ZIP codesUpdated April 28, 2026
Investor first look
Median home value
$218,100
ACS 5-Year
Cap rate proxy
4.9%
FMR × 0.65 ÷ Home Value
Rent-to-income
16.6%
HUD FMR ÷ ACS HHI
Net migration
+1.84%
IRS SOI
Permits (TTM)
1,971
Census BPS
Climate risk
80.6
FEMA NRI (0–100)
ZIP code breakdown9 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 28658 | — | — | — | 4.2% | 18.6% |
| 28610 | — | — | — | 4.1% | 18.6% |
| 28602 | — | — | — | 6.6% | -26.5% |
| 28650 | — | — | — | 5.9% | -39.5% |
| 28613 | — | — | — | 3.9% | 18.6% |
Ranked by composite score
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Demographics
Owner-occupied
72.7%
Census ACS
Vacancy rate
9.5%
Census ACS
Bachelor's degree +
24.9%
Census ACS
Rent burdened
35.4%
Census ACS (>30% income)
Median age
41.8
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 28, 2026