Real Estate Investing in Clinton, North Carolina (28328)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28328 (Clinton, 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: 14.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Clinton, NC (28328)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 28328 Clinton
ZIP 28328 inside Sampson County looks affordable on the surface — median value of $155K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 28328 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Clinton have seen price recovery that 28328 has not matched. Sampson County data supports the view that the spread is structural rather than temporary.
A healthy renter share of 36% in 28328 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 28328 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 Clinton:
Property Strategy for 28328
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $128,805 | $930 | 5.2% | +8.1% | $64,402 |
| 3BR | $200,421 | $1,110 | 4.0% | +7.5% | $66,807 |
| 4BR | $281,935 | $1,300 | 3.3% | +7.2% | $70,484 |
| 5BR | $336,696 | — | — | +7.8% | $67,339 |
Market Trends
Home Value History (with trend line)
📊 How Does 28328 Compare?
| Metric | 28328 | Clinton | North Carolina |
|---|---|---|---|
| Home Value | $155,488 | $155,488 | $330,565 |
| 5-Year CAGR | 4.8% | 4.8% | 7.8% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 4.2% | 4.2% | - |
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 28328 (Clinton, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $155,488 |
| Monthly Rent | $837 |
| Price-to-Rent | 15.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (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 28328
Population: 26,314
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 28328
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
Frequently Asked Questions
Are eviction rules reasonable in Clinton, NC?
Clinton, NC falls under NC landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the typical renter like in Clinton, NC?
Clinton, NC offers a measured renter base at the $837/mo rent level. Tenant turnover is reasonable for well-managed properties.
Are homes affordable in Clinton, NC?
Clinton, NC median home values land near $155K. That is reasonable territory for investors looking at $837/mo-per-month rentals.
Which real estate strategy fits Clinton, NC?
The best-fit strategy in Clinton, NC is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the typical rental rate in Clinton, NC?
The typical rental in Clinton, NC commands about $837/mo monthly. That rent profile even-keeled cash flow against the $155K purchase basis.
You know 28328 now. You don’t know where it ranks.
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