Real Estate Investing in Stedman, North Carolina (28391)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28391 (Stedman, NC)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.0% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Stedman, NC (28391)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 28391 Stedman
Not every below-median market is a bargain. Stedman's 28391 ZIP shows signals that favor experienced operators who can absorb the risk $280K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 28391 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Stedman have seen price recovery that 28391 has not matched. Cumberland County data supports the view that the spread is structural rather than temporary.
Resident income in 28391 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 28391 is an operator game, not a passive one. Turning to rents, entry prices of $280K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Stedman:
Property Strategy for 28391
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $177,871 | $1,120 | 4.5% | — | $88,936 |
| 3BR | $251,991 | $1,520 | 4.3% | +8.0% | $83,997 |
| 4BR | $346,858 | $1,880 | 3.9% | +7.3% | $86,714 |
Market Trends
Home Value History (with trend line)
📊 How Does 28391 Compare?
| Metric | 28391 | Stedman | Fayetteville, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $279,959 | $279,959 | N/A | $330,565 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 7.8% |
| Avg Rent | $1,008 | $1,008 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 28391 (Stedman, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $279,959 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (2.8%). 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 28391
Population: 5,956
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 28391
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
Does a duplex house hack pencil in Stedman, NC?
The a challenging house-hack environment in Stedman, NC reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the renter demographic in Stedman, NC?
Stedman, NC offers a reliable renter base at the $1,008/mo rent level. Tenant turnover is reasonable for well-managed properties.
How do landlord-tenant laws work in Stedman, NC?
NC law landlord-friendly for landlords, and Stedman inherits those rules. Investors should still review local ordinances for rental licensing.
How does Stedman, NC stack up for property investment?
Stedman, NC shows an investability rating of 3.0/5, with median home values near $280K and average rents around $1,008/mo. That combination puts it in the healthy tier for investor interest.
Where do home prices stand in Stedman, NC?
Stedman, NC home values average about $280K. That price point suits investors targeting rentals with $1,008/mo in monthly income.
You know 28391 now. You don’t know where it ranks.
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How 28391 ranks in Fayetteville, NC
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