Real Estate Investing in Wadesboro, North Carolina (28170)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28170 (Wadesboro, 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: 18.1% of homes vacant — above national norms.
- Lower household income: $34,808 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Wadesboro, NC (28170)?
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Market Analysis: 28170 Wadesboro
This part of Anson County is not an easy win. The 28170 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 28170 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 28170 among NC's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A resilient renter share of 37% in 28170 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 28170 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 Wadesboro:
Property Strategy for 28170
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $96,719 | $1,110 | 8.3% | +11.8% | $48,360 |
| 3BR | $151,302 | $1,330 | 6.3% | +7.8% | $50,434 |
| 4BR | $229,670 | $1,610 | 5.0% | +8.4% | $57,418 |
Market Trends
Home Value History (with trend line)
📊 How Does 28170 Compare?
| Metric | 28170 | Wadesboro | North Carolina |
|---|---|---|---|
| Home Value | $128,711 | $128,711 | $330,565 |
| 5-Year CAGR | 3.6% | 3.6% | 7.8% |
| Avg Rent | $999 | $999 | - |
| Cap Rate | 6.1% | 6.1% | - |
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 28170 (Wadesboro, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $128,711 |
| Monthly Rent | $999 |
| Price-to-Rent | 10.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.3% |
| Cap Rate | 6.1% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | -2.1% ▼ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (6.1%). 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 28170
Population: 9,595
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 28170
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 709 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Wadesboro, NC?
Wadesboro, NC home values average about $129K. That price point suits investors targeting rentals with $999/mo in monthly income.
Is Wadesboro, NC suited for a house hack?
House hacking works a challenging in Wadesboro, NC. Rents of $999/mo against $129K acquisition make the strategy solid for owner-occupants.
How qualified is the tenant pool in Wadesboro, NC?
Wadesboro, NC draws a even-keeled base of working renters. Demand at the $999/mo rent level is reasonable for standard single-family and small multi rentals.
What is the rental occupancy rate in Wadesboro, NC?
Rental vacancy in Wadesboro, NC is elevated. Investors should budget normal turnover but not chronic empty units.
Are landlord laws favorable in Wadesboro, NC?
Wadesboro, NC falls under NC landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 28170 now. You don’t know where it ranks.
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How 28170 ranks in Charlotte-Concord-Gastonia, NC-SC
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