Real Estate Investing in Salisbury, North Carolina (28146)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28146 (Salisbury, NC)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.9% vacancy may signal weakening demand.
What’s happening in Salisbury, NC (28146)?
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Market Analysis: 28146 Salisbury
From an investor standpoint, ZIP 28146 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $306K median. It rewards specialists, not generalists.
The investment case in 28146 is notable only for operators who understand what they are buying. A $306K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 28146 and stronger Salisbury ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 28146 includes headwinds that any investor should price in. Income distribution skews lower than Salisbury averages, and tenant stability requires active management.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Salisbury:
Property Strategy for 28146
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $228,828 | $1,160 | 3.6% | +9.9% | $114,414 |
| 3BR | $312,214 | $1,530 | 3.5% | +9.7% | $104,071 |
| 4BR | $408,547 | $1,950 | 3.4% | +9.0% | $102,137 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28146 Compare?
| Metric | 28146 | Salisbury | North Carolina |
|---|---|---|---|
| Home Value | $306,014 | $280,218 | $330,565 |
| 5-Year CAGR | 5.4% | 5.3% | 7.8% |
| Avg Rent | $1,456 | $1,378 | - |
| Cap Rate | 3.7% | 3.9% | - |
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 28146 (Salisbury, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $306,014 |
| Monthly Rent | $1,456 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.7%). 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 28146
Population: 31,757
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 28146
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 1,763 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Salisbury, NC a good market for buy-and-hold investors?
Investors tracking Salisbury, NC will find a 3.0/5 rating supported by $306K median home values and $1,456/mo rents. That profile suits long-term holders targeting stable returns.
What are vacancy rates like in Salisbury, NC?
Vacancy in Salisbury, NC is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,456/mo.
What investment strategy works best in Salisbury, NC?
Most investors in Salisbury, NC run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Does Salisbury, NC favor landlords or tenants?
Rental owners in Salisbury, NC deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What price range are homes in Salisbury, NC?
Median home price in Salisbury, NC is near $306K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
You know 28146 now. You don’t know where it ranks.
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How 28146 ranks in Charlotte-Concord-Gastonia, NC-SC
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