Real Estate Investing in Vass, North Carolina (28394)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28394 (Vass, NC)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.9% of homes vacant — above national norms.
What’s happening in Vass, NC (28394)?
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Market Analysis: 28394 Vass
This part of Moore County is not an easy win. The 28394 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Put differently, the numbers look inviting — $368K purchase price, 0.0% nominal cap — the work to hit that pro forma in 28394 is substantial and deserves full respect.
Statewide comparisons place 28394 among NC's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 28394 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. significant returns are possible in 28394, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Vass:
Property Strategy for 28394
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $202,826 | $1,720 | 6.1% | +9.2% | $101,413 |
| 3BR | $337,758 | $2,390 | 5.1% | +8.6% | $112,586 |
| 4BR | $407,771 | $2,890 | 5.1% | +7.5% | $101,943 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28394 Compare?
| Metric | 28394 | Vass | Pinehurst-Southern Pines, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $368,445 | $368,445 | N/A | $330,565 |
| 5-Year CAGR | 6.9% | 6.9% | N/A | 7.8% |
| Avg Rent | $2,044 | $2,044 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
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 28394 (Vass, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $368,445 |
| Monthly Rent | $2,044 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (4.3%). 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 28394
Population: 5,091
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 28394
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 1,086 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Vass, NC?
The median home value in Vass, NC is roughly $368K. That puts it reasonable relative to the NC statewide average.
Is Vass, NC a good market for buy-and-hold investors?
Vass, NC scores 3.0/5 for investability. Home values sit at $368K and rents near $2,044/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What kind of tenants rent in Vass, NC?
The renter base in Vass, NC is reasonable for the $2,044/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What are vacancy rates like in Vass, NC?
Vacancy risk in Vass, NC is elevated. That supports stable cash flow for typical rental holds.
What is it like being a landlord in Vass, NC?
Landlord-friendliness in Vass, NC is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 28394 now. You don’t know where it ranks.
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How 28394 ranks in Pinehurst-Southern Pines, NC
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