Real Estate Investing in Wilmington, North Carolina (28412)
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Should you buy in 28412 (Wilmington, 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.
No major risk flags on the data we track.
What’s happening in Wilmington, NC (28412)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 28412 Wilmington
ZIP 28412 inside New Hanover County looks affordable on the surface — median value of $396K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 28412 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 28412 among NC's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 28412 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. substantial returns are possible in 28412, 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 Wilmington:
Property Strategy for 28412
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $182,402 | $1,590 | 6.3% | +9.4% | $182,402 |
| 2BR | $253,145 | $1,740 | 4.9% | +8.0% | $126,573 |
| 3BR | $383,618 | $2,280 | 4.3% | +8.4% | $127,873 |
| 4BR | $539,650 | $2,430 | 3.2% | +9.0% | $134,912 |
| 5BR | $640,650 | — | — | +9.0% | $128,130 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28412 Compare?
| Metric | 28412 | Wilmington | Wilmington, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $395,636 | $226,533 | N/A | $330,565 |
| 5-Year CAGR | 5.9% | 6.4% | N/A | 7.8% |
| Avg Rent | $1,538 | $1,805 | N/A | - |
| Cap Rate | 3.0% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28412 (Wilmington, NC). Anonymous, moderated, never written by AI.
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Property managers serving New Hanover County
Manage rentals here? List your business →A1 Property Management specializes in professionally managed vacation rentals in Carolina Beach and Kure Beach on Pleasure Island. summary from their website
CAMS (Community Association Management Services) provides management and financial services for community associations, including onboarding and transition support. summary from their website
Wilmington, NC property management company offering services for homes and apartment communities, aiming to reduce owner stress and maximize earnings. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $395,636 |
| Monthly Rent | $1,538 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -6.2% ▼ |
| 3-Year CAGR | -2.4% ▼ |
| 5-Year CAGR | +3.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 28412
Population: 42,452
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 28412
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 8,100 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How quickly do rentals get leased in Wilmington, NC?
Wilmington, NC carries elevated vacancy risk. Expect reliable absorption at market rents of $1,538/mo.
Does Wilmington, NC make sense for an investment property?
The 3.0/5 investability rating in Wilmington, NC reflects its $396K prices and $1,538/mo rents. Investors generally consider it a solid option within NC.
Is it easy to find good tenants in Wilmington, NC?
Tenant demand in Wilmington, NC is solid. The local workforce $1,538/mo rents across most rental classes.
Does Wilmington, NC favor landlords or tenants?
Rental owners in Wilmington, NC deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the typical home price in Wilmington, NC?
In Wilmington, NC the median home value sits at $396K. Against the broader NC market, that reads as reasonable for most investors.
You know 28412 now. You don’t know where it ranks.
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How 28412 ranks in Wilmington, NC
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