Real Estate Investing in Wagram, North Carolina (28396)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28396 (Wagram, 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.
- High vacancy: 22.1% 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 Wagram, NC (28396)?
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Market Analysis: 28396 Wagram
Not every below-median market is a bargain. Wagram's 28396 ZIP clocks in at signals that favor experienced operators who can absorb the risk $200K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 28396 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 28396 among NC's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Looking more closely, 2,384 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 28396 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Wagram:
Property Strategy for 28396
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $177,421 | $1,240 | 5.0% | +9.1% | $59,140 |
| 4BR | $384,811 | $1,250 | 2.3% | — | $96,203 |
Market Trends
Home Value History (with trend line)
📊 How Does 28396 Compare?
| Metric | 28396 | Wagram | Laurinburg, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $200,060 | $166,047 | N/A | $330,565 |
| 5-Year CAGR | 6.2% | 6.8% | N/A | 7.8% |
| Avg Rent | $837 | $837 | N/A | - |
| Cap Rate | 3.3% | 4.1% | - | - |
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 28396 (Wagram, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $200,060 |
| Monthly Rent | $837 |
| Price-to-Rent | 19.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.3%). 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 28396
Population: 2,384
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 28396
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
How expensive is real estate in Wagram, NC?
Median home price in Wagram, NC is near $200K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
What are vacancy rates like in Wagram, NC?
Vacancy in Wagram, NC is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $837/mo.
How strict are landlord regulations in Wagram, NC?
Wagram, NC operates under NC law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
Can I house hack in Wagram, NC?
Wagram, NC is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $200K price point reasonable to enter.
How qualified is the tenant pool in Wagram, NC?
Expect a solid tenant pool in Wagram, NC. The rental market absorbs $837/mo rents without meaningful friction.
You know 28396 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 28396 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 28396 ranks in Laurinburg, NC
Every ZIP in this metro, ranked. Free.
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