Real Estate Investing in Fayetteville, North Carolina (28304)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28304 (Fayetteville, NC)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.1% vacancy may signal weakening demand.
What’s happening in Fayetteville, NC (28304)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 28304 Fayetteville
Not every below-median market is a bargain. Fayetteville's 28304 ZIP posts signals that favor experienced operators who can absorb the risk $199K pricing implies.
For an experienced owner, 28304 can be a a viable market for hunting ground — but the discount at $199K reflects genuine risk that outside investors often underestimate.
The gap between 28304 and stronger Fayetteville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A substantial renter share of 45% in 28304 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Fayetteville's stable or hybrid ZIPs before stepping into 28304. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Fayetteville:
Property Strategy for 28304
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $149,259 | $1,440 | 6.9% | +12.3% | $74,630 |
| 3BR | $189,803 | $1,920 | 7.3% | +11.0% | $63,268 |
| 4BR | $294,266 | $2,380 | 5.8% | +7.4% | $73,566 |
| 5BR | $395,506 | — | — | +7.6% | $79,101 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28304 Compare?
| Metric | 28304 | Fayetteville | Fayetteville, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $198,694 | $196,250 | N/A | $330,565 |
| 5-Year CAGR | 7.4% | 6.9% | N/A | 7.8% |
| Avg Rent | $1,358 | $1,327 | N/A | - |
| Cap Rate | 5.3% | 4.6% | - | - |
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 28304 (Fayetteville, NC). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 28304 (Fayetteville, NC)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $198,694 |
| Monthly Rent | $1,358 |
| Price-to-Rent | 12.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.2% |
| Cap Rate | 5.3% |
| 5-Year IRR | 12.8% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | -2.1% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +4.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.3%). 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 28304
Population: 36,634
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 28304
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 3,650 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Fayetteville, NC?
Average rent in Fayetteville, NC is approximately $1,358/mo per month. Against $199K home values that yields a reasonable rent-to-price ratio.
What is the smart move for investors in Fayetteville, NC?
Most investors in Fayetteville, 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.
Is Fayetteville, NC a smart market for rental property?
With a 3.0/5 investability score, Fayetteville, NC ranks as a solid market for rental property investors. Median prices of $199K and rents of $1,358/mo drive the underlying numbers.
What kind of vacancy should I budget for in Fayetteville, NC?
Occupancy in Fayetteville, NC runs even-keeled with elevated vacancy. Well-priced units at $1,358/mo lease on reasonable timelines.
Does house hacking work in Fayetteville, NC?
House hacking works a challenging in Fayetteville, NC. Rents of $1,358/mo against $199K acquisition make the strategy solid for owner-occupants.
You know 28304 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 28304 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 28304 ranks in Fayetteville, NC
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 28304 (Fayetteville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 28304 (Fayetteville, NC).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.