Real Estate Investing in Henrico, North Carolina (27842)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 27842 (Henrico, NC)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 63.5% of homes vacant — above national norms.
- 1-year downturn: Values declined 10.2% in the last year.
- High price-to-rent: Price-to-rent ratio 36.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Henrico, NC (27842)?
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Market Analysis: 27842 Henrico
From a cash-flow lens, ZIP 27842 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $566K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $566K asset, 27842 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 27842 and stronger Henrico ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 27842 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 27842 is an operator game, not a passive one. From a cash-flow lens, entry prices of $566K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Henrico:
Property Strategy for 27842
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $459,537 | $1,450 | 2.3% | +9.9% | $229,769 |
| 3BR | $675,054 | $1,750 | 1.9% | +11.2% | $225,018 |
| 4BR | $913,672 | $2,000 | 1.6% | +11.3% | $228,418 |
Market Trends
Home Value History (with trend line)
📊 How Does 27842 Compare?
| Metric | 27842 | Henrico | Roanoke Rapids, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $565,648 | $565,648 | N/A | $330,565 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 7.8% |
| Avg Rent | $1,305 | $1,305 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 27842 (Henrico, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $565,648 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 36.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | -10.2% ▼ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | +2.8% ▲ |
| 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%) exceeds the estimated cap rate (1.8%). 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 27842
Population: 1,439
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much is rent in Henrico, NC?
Average rent in Henrico, NC is approximately $1,305/mo per month. Against $566K home values that yields a reasonable rent-to-price ratio.
Are renters plentiful in Henrico, NC?
The tenant pool in Henrico, NC is solid, supported by local employment and population fundamentals. Rents of $1,305/mo are well-absorbed by the market.
How landlord-friendly is Henrico, NC?
NC law landlord-friendly for landlords, and Henrico inherits those rules. Investors should still review local ordinances for rental licensing.
Is Henrico, NC suited for a house hack?
House hacking works a challenging in Henrico, NC. Rents of $1,305/mo against $566K acquisition make the strategy solid for owner-occupants.
What is the typical home price in Henrico, NC?
The median home value in Henrico, NC is roughly $566K. That puts it reasonable relative to the NC statewide average.
You know 27842 now. You don’t know where it ranks.
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How 27842 ranks in Roanoke Rapids, NC
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