Real Estate Investing in Conway, North Carolina (27820)
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Should you buy in 27820 (Conway, 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: 34.4% of homes vacant — above national norms.
- Elevated poverty: 20.9% 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 Conway, NC (27820)?
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Market Analysis: 27820 Conway
The 27820 ZIP in Conway, NC is a local-operator market. Outside capital chasing a $115K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $115K asset, 27820 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within NC, ZIP 27820 trails on several market indicators that neighboring Northampton County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Employment concentration in 27820 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 27820 is an operator game, not a passive one. From a cash-flow lens, entry prices of $115K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Conway:
Property Strategy for 27820
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $71,048 | $930 | 9.4% | +6.6% | $35,524 |
| 3BR | $129,417 | $1,120 | 6.2% | +5.0% | $43,139 |
Market Trends
Home Value History (with trend line)
📊 How Does 27820 Compare?
| Metric | 27820 | Conway | Roanoke Rapids, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $114,516 | $107,769 | N/A | $330,565 |
| 5-Year CAGR | 2.3% | 1.1% | N/A | 7.8% |
| Avg Rent | $837 | $882 | N/A | - |
| Cap Rate | 5.7% | 6.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 27820 (Conway, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $114,516 |
| Monthly Rent | $837 |
| Price-to-Rent | 11.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (5.7%). 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 27820
Population: 2,161
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 27820
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
What investment strategy works best in Conway, NC?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Conway, NC. The numbers - $115K homes against $837/mo rents - support that play.
What are rental rates like in Conway, NC?
Expect rents around $837/mo per month in Conway, NC. With home values at $115K, the yield math works out to reasonable levels for rental investors.
Is Conway, NC a friendly market for rental owners?
The landlord environment in Conway, NC is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Does house hacking make sense in Conway, NC?
The house hack math a challenging in Conway, NC. Owner-occupant buyers benefit from the $837/mo rents and $115K home values.
How strong is Conway, NC for real estate investors?
Conway, NC stands at an investability rating of 3.0/5, with median home values near $115K and average rents around $837/mo. That combination puts it in the healthy tier for investor interest.
You know 27820 now. You don’t know where it ranks.
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How 27820 ranks in Roanoke Rapids, NC
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