Real Estate Investing in Proctorville, North Carolina (28369)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28369 (Proctorville, 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: 14.6% 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 Proctorville, NC (28369)?
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Market Analysis: 28369 Proctorville
This part of Robeson County is not an easy win. The 28369 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From a cash-flow lens, the numbers look inviting — $117K purchase price, 0.0% nominal cap — the work to hit that pro forma in 28369 is substantial and deserves full respect.
ZIP 28369's metrics run below Robeson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 28369 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 28369 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 Proctorville:
Market Trends
Home Value History (with trend line)
📊 How Does 28369 Compare?
| Metric | 28369 | Proctorville | Lumberton, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $116,719 | $58,359 | N/A | $330,565 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 7.8% |
| Avg Rent | $837 | $837 | N/A | - |
| Cap Rate | 5.6% | 5.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28369 (Proctorville, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $116,719 |
| Monthly Rent | $837 |
| Price-to-Rent | 11.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (5.6%). 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 28369
Population: 1,781
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 28369
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.
Frequently Asked Questions
What do rentals go for in Proctorville, NC?
Expect rents around $837/mo per month in Proctorville, NC. With home values at $117K, the yield math works out to reasonable levels for rental investors.
What is the rental occupancy rate in Proctorville, NC?
Vacancy risk in Proctorville, NC is elevated. That supports reliable cash flow for typical rental holds.
How strong is Proctorville, NC for real estate investors?
Proctorville, NC registers an investability rating of 3.0/5, with median home values near $117K and average rents around $837/mo. That combination puts it in the notable tier for investor interest.
Is Proctorville, NC suited for a house hack?
Proctorville, NC offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $837/mo rent level.
What is the smart move for investors in Proctorville, NC?
The best-fit strategy in Proctorville, NC is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 28369 now. You don’t know where it ranks.
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How 28369 ranks in Lumberton, NC
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