Real Estate Investing in Clayton, North Carolina (27520)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 27520 (Clayton, NC)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Clayton, NC (27520)?
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Market Analysis: 27520 Clayton
From an investor standpoint, ZIP 27520 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $338K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 27520 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 27520 and stronger Clayton ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A substantial renter share of 23% in 27520 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Clayton:
Property Strategy for 27520
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $227,174 | $1,630 | 5.2% | +8.0% | $113,587 |
| 3BR | $314,914 | $2,050 | 4.7% | +7.6% | $104,971 |
| 4BR | $419,680 | $2,730 | 4.7% | +7.1% | $104,920 |
| 5BR | $508,375 | — | — | +7.4% | $101,675 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 27520 Compare?
| Metric | 27520 | Clayton | Raleigh-Cary, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $337,862 | $367,768 | N/A | $330,565 |
| 5-Year CAGR | 4.5% | 4.1% | N/A | 7.8% |
| Avg Rent | $1,826 | $1,819 | N/A | - |
| Cap Rate | 4.2% | 3.9% | - | - |
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 27520 (Clayton, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $337,862 |
| Monthly Rent | $1,826 |
| Price-to-Rent | 15.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). 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 27520
Population: 48,662
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 27520
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
Investor Insight: With 5,872 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Can owner-occupants cash flow in Clayton, NC?
Clayton, NC is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $338K price point reasonable to enter.
Is Clayton, NC a smart market for rental property?
The 3.0/5 investability rating in Clayton, NC reflects its $338K prices and $1,826/mo rents. Investors generally consider it a solid option within NC.
What kind of tenants rent in Clayton, NC?
Tenant quality in Clayton, NC ranks as solid. Landlords generally report measured occupancy at market rents of $1,826/mo.
How do landlord-tenant laws work in Clayton, NC?
NC law landlord-friendly for landlords, and Clayton inherits those rules. Investors should still review local ordinances for rental licensing.
What monthly rent should investors expect in Clayton, NC?
Average rent in Clayton, NC is approximately $1,826/mo per month. Against $338K home values that yields a reasonable rent-to-price ratio.
You know 27520 now. You don’t know where it ranks.
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How 27520 ranks in Raleigh-Cary, NC
Every ZIP in this metro, ranked. Free.
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