Real Estate Investing in Warrenton, North Carolina (27589)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 27589 (Warrenton, NC)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
- 1-year downturn: Values declined 11.8% in the last year.
- Elevated poverty: 20.7% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Warrenton, NC (27589)?
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Market Analysis: 27589 Warrenton
This part of Warren County is not an easy win. The 27589 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 27589 can be a an appealing option for hunting ground — but the discount at $141K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Warrenton have seen price recovery that 27589 has not matched. Warren County data supports the view that the spread is structural rather than temporary.
Resident income in 27589 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 27589 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Warrenton:
Property Strategy for 27589
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $182,495 | $1,660 | 6.5% | +9.1% | $60,832 |
| 4BR | $234,927 | $2,200 | 6.7% | +7.2% | $58,732 |
Market Trends
Home Value History (with trend line)
📊 How Does 27589 Compare?
| Metric | 27589 | Warrenton | North Carolina |
|---|---|---|---|
| Home Value | $141,496 | $141,496 | $330,565 |
| 5-Year CAGR | 1.0% | 1.0% | 7.8% |
| Avg Rent | $1,215 | $1,215 | - |
| Cap Rate | 6.7% | 6.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 27589 (Warrenton, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $141,496 |
| Monthly Rent | $1,215 |
| Price-to-Rent | 9.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.3% |
| Cap Rate | 6.7% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | -11.8% ▼ |
| 3-Year CAGR | -2.1% ▼ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.7%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 27589
Population: 6,763
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 27589
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.
Frequently Asked Questions
Do landlords face vacancy issues in Warrenton, NC?
Vacancy in Warrenton, NC is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,215/mo.
Which investment style suits Warrenton, NC?
For Warrenton, NC, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How much do tenants pay in Warrenton, NC?
Average rent in Warrenton, NC is approximately $1,215/mo per month. Against $141K home values that yields a reasonable rent-to-price ratio.
What kind of tenants rent in Warrenton, NC?
Expect a solid tenant pool in Warrenton, NC. The rental market absorbs $1,215/mo rents without meaningful friction.
Is Warrenton in NC worth investing in?
The 3.0/5 investability rating in Warrenton, NC reflects its $141K prices and $1,215/mo rents. Investors generally consider it a solid option within NC.
You know 27589 now. You don’t know where it ranks.
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