Real Estate Investing in Stanley, North Carolina (28164)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28164 (Stanley, 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.
No major risk flags on the data we track.
What’s happening in Stanley, NC (28164)?
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Market Analysis: 28164 Stanley
Investors eyeing 28164 need to respect the fundamentals at play. Home values of $370K come alongside slower price movement and elevated management overhead.
Rent of $2,154/mo on a $370K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 28164 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 28164 among NC's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 28164 ZIP's population of 15,991 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The right play in 28164 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 Stanley:
Property Strategy for 28164
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $196,766 | $1,260 | 4.6% | +9.9% | $98,383 |
| 3BR | $339,933 | $1,620 | 3.4% | +8.3% | $113,311 |
| 4BR | $522,539 | $2,020 | 2.8% | +8.9% | $130,635 |
| 5BR | $657,212 | — | — | +8.9% | $131,442 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28164 Compare?
| Metric | 28164 | Stanley | North Carolina |
|---|---|---|---|
| Home Value | $369,636 | $369,636 | $330,565 |
| 5-Year CAGR | 6.0% | 6.0% | 7.8% |
| Avg Rent | $2,154 | $2,154 | - |
| Cap Rate | 4.5% | 4.5% | - |
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 28164 (Stanley, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $369,636 |
| Monthly Rent | $2,154 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.5% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (4.5%). 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 28164
Population: 15,991
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 28164
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 2,043 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Stanley, NC rate as a rental market?
Stanley, NC rates 3.0/5 for investability. With median values at $370K and rents near $2,154/mo, the market offers reasonable fundamentals for rental investors.
How do experienced investors play Stanley, NC?
The best-fit strategy in Stanley, NC is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong are rents in Stanley, NC?
The typical rental in Stanley, NC commands about $2,154/mo monthly. That rent profile steady cash flow against the $370K purchase basis.
Does house hacking work in Stanley, NC?
House hacking works a challenging in Stanley, NC. Rents of $2,154/mo against $370K acquisition make the strategy solid for owner-occupants.
What is it like being a landlord in Stanley, NC?
NC ranks as a landlord-friendly state for landlord-tenant law. Stanley generally follows the statewide framework, so landlords face reasonable operating rules.
You know 28164 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 28164 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 28164 ranks in Charlotte-Concord-Gastonia, NC-SC
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