Real Estate Investing in Saint Pauls, North Carolina (28384)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28384 (Saint Pauls, 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: 15.7% of homes vacant — above national norms.
- Elevated poverty: 22.5% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Saint Pauls, NC (28384)?
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Market Analysis: 28384 Saint Pauls
This part of Robeson County is not an easy win. The 28384 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 28384 is durable only for operators who understand what they are buying. A $141K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within NC, ZIP 28384 trails on several market indicators that neighboring Robeson County submarkets outperform. The gap is real and notable enough to shape underwriting.
Employment concentration in 28384 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 28384 is an operator game, not a passive one. Turning to rents, entry prices of $141K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Saint Pauls:
Property Strategy for 28384
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $77,029 | $1,120 | 10.5% | +8.6% | $38,515 |
| 3BR | $154,730 | $1,520 | 7.1% | +8.9% | $51,577 |
| 4BR | $262,185 | $1,880 | 5.2% | +9.1% | $65,546 |
Market Trends
Home Value History (with trend line)
📊 How Does 28384 Compare?
| Metric | 28384 | Saint Pauls | Lumberton, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $141,151 | $141,151 | N/A | $330,565 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 7.8% |
| Avg Rent | $1,008 | $1,008 | N/A | - |
| Cap Rate | 5.6% | 5.6% | - | - |
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 28384 (Saint Pauls, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $141,151 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | 0.0% ▼ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 28384
Population: 11,166
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 28384
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 1,109 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the tenant pool like in Saint Pauls, NC?
Tenant quality in Saint Pauls, NC ranks as solid. Landlords generally report measured occupancy at market rents of $1,008/mo.
How strong is Saint Pauls, NC for real estate investors?
Saint Pauls, NC clocks in at an investability rating of 3.0/5, with median home values near $141K and average rents around $1,008/mo. That combination puts it in the notable tier for investor interest.
How viable is house hacking in Saint Pauls, NC?
House hacking works a challenging in Saint Pauls, NC. Rents of $1,008/mo against $141K acquisition make the strategy solid for owner-occupants.
Is Saint Pauls, NC landlord-friendly?
Rental owners in Saint Pauls, NC deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What do landlords charge for rent in Saint Pauls, NC?
Rental rates in Saint Pauls, NC average $1,008/mo. Tenant demand and $141K home values make the yield look reasonable by investor standards.
You know 28384 now. You don’t know where it ranks.
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How 28384 ranks in Lumberton, NC
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