Real Estate Investing in Carrboro, North Carolina (27516)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 27516 (Carrboro, NC)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Carrboro, NC (27516)?
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Market Analysis: 27516 Carrboro
The 27516 ZIP covers a section of Carrboro that demands careful diligence. Prices near $608K look accessible, but the work to make a deal cash flow is real.
Rent of $2,197/mo on a $608K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 27516 sits below the stated 0.0% once reality is priced in.
In the broader NC picture, 27516 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 27516 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Carrboro's stable or hybrid ZIPs before stepping into 27516. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Carrboro:
Property Strategy for 27516
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $329,892 | $1,510 | 3.3% | +6.3% | $329,892 |
| 2BR | $392,465 | $1,710 | 3.1% | +7.6% | $196,233 |
| 3BR | $527,225 | $2,120 | 2.9% | +8.3% | $175,742 |
| 4BR | $741,846 | $2,530 | 2.5% | +8.7% | $185,462 |
| 5BR | $941,427 | — | — | +8.4% | $188,285 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 27516 Compare?
| Metric | 27516 | Carrboro | Durham-Chapel Hill, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $608,218 | $521,831 | N/A | $330,565 |
| 5-Year CAGR | 5.7% | 5.5% | N/A | 7.8% |
| Avg Rent | $2,197 | $1,838 | N/A | - |
| Cap Rate | 2.8% | 2.7% | - | - |
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 27516 (Carrboro, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $608,218 |
| Monthly Rent | $2,197 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | -7.2% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +2.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 27516
Population: 46,372
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 27516
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
How strong is Carrboro, NC for real estate investors?
The 3.0/5 investability rating in Carrboro, NC reflects its $608K prices and $2,197/mo rents. Investors generally consider it a solid option within NC.
What is the average monthly rent in Carrboro, NC?
Carrboro, NC rentals go for roughly $2,197/mo a month. That puts gross yield in solid territory relative to $608K acquisition costs.
Is rental property easy to operate in Carrboro, NC?
Carrboro, NC operates under NC law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
Does a duplex house hack pencil in Carrboro, NC?
House hacking in Carrboro, NC is a challenging. With home values around $608K and rents at $2,197/mo, owner-occupants can offset a meaningful share of PITI.
Which investment style suits Carrboro, NC?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Carrboro, NC. The numbers - $608K homes against $2,197/mo rents - support that play.
You know 27516 now. You don’t know where it ranks.
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How 27516 ranks in Durham-Chapel Hill, NC
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