Real Estate Investing in Lilesville, North Carolina (28091)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28091 (Lilesville, NC)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 19.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lilesville, NC (28091)?
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Market Analysis: 28091 Lilesville
Not every below-median market is a bargain. Lilesville's 28091 ZIP shows signals that favor experienced operators who can absorb the risk $108K pricing implies.
Rent of $999/mo on a $108K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 28091 sits below the stated 0.0% once reality is priced in.
ZIP 28091's metrics run below Anson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 28091 ZIP's population of 1,990 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The 28091 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Lilesville:
Property Strategy for 28091
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $96,188 | $1,110 | 8.3% | +11.2% | $48,094 |
| 3BR | $145,440 | $1,330 | 6.6% | +7.4% | $48,480 |
Market Trends
Home Value History (with trend line)
📊 How Does 28091 Compare?
| Metric | 28091 | Lilesville | North Carolina |
|---|---|---|---|
| Home Value | $107,970 | $107,970 | $330,565 |
| 5-Year CAGR | 1.3% | 1.3% | 7.8% |
| Avg Rent | $999 | $999 | - |
| Cap Rate | 7.2% | 7.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28091 (Lilesville, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $107,970 |
| Monthly Rent | $999 |
| Price-to-Rent | 9.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.1% |
| Cap Rate | 7.2% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | -0.7% ▼ |
| 3-Year CAGR | -3.1% ▼ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (7.2%). 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 28091
Population: 1,990
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 28091
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 981 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is rental property easy to operate in Lilesville, NC?
Lilesville, NC falls under NC landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is it easy to find good tenants in Lilesville, NC?
Lilesville, NC draws a consistent base of working renters. Demand at the $999/mo rent level is reasonable for standard single-family and small multi rentals.
What is the average home sale price in Lilesville, NC?
Median home price in Lilesville, NC is near $108K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
What approach is best for Lilesville, NC real estate?
In Lilesville, NC the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $108K prices and $999/mo rents suits that approach.
What is the rental occupancy rate in Lilesville, NC?
Lilesville, NC carries elevated vacancy risk. Expect even-keeled absorption at market rents of $999/mo.
You know 28091 now. You don’t know where it ranks.
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How 28091 ranks in Charlotte-Concord-Gastonia, NC-SC
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