Real Estate Investing in Fayetteville, North Carolina (28311)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28311 (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: 11.2% vacancy may signal weakening demand.
What’s happening in Fayetteville, NC (28311)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 28311 Fayetteville
ZIP 28311 in Fayetteville, NC carries a notable set of headwinds. Home values near $243K and rents of $1,300/mo sit inside a market where underwriting has to be tight.
Rent of $1,300/mo on a $243K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 28311 sits below the stated 0.0% once reality is priced in.
Within NC, ZIP 28311 trails on several market indicators that neighboring Cumberland County submarkets outperform. The gap is real and significant enough to shape underwriting.
Resident income in 28311 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 28311 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Fayetteville:
Property Strategy for 28311
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $143,656 | $1,270 | 6.4% | +11.1% | $71,828 |
| 3BR | $208,659 | $1,690 | 5.8% | +9.3% | $69,553 |
| 4BR | $332,962 | $2,100 | 4.5% | +7.1% | $83,240 |
| 5BR | $446,361 | — | — | +6.1% | $89,272 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28311 Compare?
| Metric | 28311 | Fayetteville | Fayetteville, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $242,613 | $196,250 | N/A | $330,565 |
| 5-Year CAGR | 6.4% | 6.9% | N/A | 7.8% |
| Avg Rent | $1,300 | $1,327 | N/A | - |
| Cap Rate | 4.2% | 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 28311 (Fayetteville, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $242,613 |
| Monthly Rent | $1,300 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | -11.7% ▼ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | +3.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). 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 28311
Population: 35,927
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 28311
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
How expensive is real estate in Fayetteville, NC?
Homes in Fayetteville, NC typically sell near $243K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Which real estate strategy fits Fayetteville, NC?
For Fayetteville, NC, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Does Fayetteville, NC favor landlords or tenants?
For rental operators, Fayetteville, NC rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Can owner-occupants cash flow in Fayetteville, NC?
House hacking in Fayetteville, NC is a challenging. With home values around $243K and rents at $1,300/mo, owner-occupants can offset a meaningful share of PITI.
How does Fayetteville, NC stack up for property investment?
With a 3.0/5 investability score, Fayetteville, NC ranks as a solid market for rental property investors. Median prices of $243K and rents of $1,300/mo drive the underlying numbers.
You know 28311 now. You don’t know where it ranks.
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How 28311 ranks in Fayetteville, NC
Every ZIP in this metro, ranked. Free.
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