Real Estate Investing in Henderson, North Carolina (27536)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 27536 (Henderson, NC)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.0% of homes vacant — above national norms.
- Elevated poverty: 23.8% poverty rate — can affect rent collection.
- Lower household income: $39,028 median — tenant affordability is tighter.
What’s happening in Henderson, NC (27536)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 27536 Henderson
Investors eyeing 27536 need to respect the fundamentals at play. Home values of $121K come alongside slower price movement and elevated management overhead.
The 27536 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within NC, ZIP 27536 trails on several market indicators that neighboring Vance County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
A sturdy renter share of 64% in 27536 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 27536 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Henderson:
Property Strategy for 27536
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $80,921 | $960 | 8.5% | +17.2% | $40,461 |
| 3BR | $154,580 | $1,180 | 5.5% | +10.9% | $51,527 |
| 4BR | $263,356 | $1,300 | 3.6% | +9.5% | $65,839 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 27536 Compare?
| Metric | 27536 | Henderson | Henderson, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $120,909 | $183,114 | N/A | $330,565 |
| 5-Year CAGR | 4.0% | 3.7% | N/A | 7.8% |
| Avg Rent | $925 | $1,194 | N/A | - |
| Cap Rate | 6.0% | 5.3% | - | - |
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 27536 (Henderson, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $120,909 |
| Monthly Rent | $925 |
| Price-to-Rent | 10.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.0%). 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 27536
Population: 15,293
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 27536
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Aycock Elementary
Clarke Elementary
E O Young Jr Elementary
Carver Elementary
Dabney Elementary
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 875 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Henderson in NC worth investing in?
Henderson, NC shows an investability rating of 3.0/5, with median home values near $121K and average rents around $925/mo. That combination puts it in the substantial tier for investor interest.
What strategy should investors use in Henderson, NC?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Henderson, NC. The numbers - $121K homes against $925/mo rents - support that play.
What is the typical rental rate in Henderson, NC?
Rental rates in Henderson, NC average $925/mo. Tenant demand and $121K home values make the yield look reasonable by investor standards.
Is Henderson, NC suited for a house hack?
The house hack math a challenging in Henderson, NC. Owner-occupant buyers benefit from the $925/mo rents and $121K home values.
Does Henderson, NC favor landlords or tenants?
The landlord environment in Henderson, NC is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 27536 now. You don’t know where it ranks.
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How 27536 ranks in Henderson, NC
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