Real Estate Investing in Clarendon, North Carolina (28432)
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Should you buy in 28432 (Clarendon, NC)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 16.1% 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 Clarendon, NC (28432)?
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Market Analysis: 28432 Clarendon
The 28432 ZIP in Clarendon, NC is a local-operator market. Outside capital chasing a $202K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $202K asset, 28432 is the wrong submarket. If the plan prices in friction, the yield can still work.
From a cash-flow lens, 28432 offers a low basis, the region around Clarendon has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
On the rental side, 1,398 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.
Strategy in 28432 is an operator game, not a passive one. From a cash-flow lens, entry prices of $202K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Clarendon:
Market Trends
Home Value History (with trend line)
📊 How Does 28432 Compare?
| Metric | 28432 | Clarendon | North Carolina |
|---|---|---|---|
| Home Value | $202,388 | $202,388 | $330,565 |
| 5-Year CAGR | N/A | N/A | 7.8% |
| Avg Rent | $1,017 | $1,017 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28432 (Clarendon, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $202,388 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (3.9%). 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 28432
Population: 1,398
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
🎓 Nearby Colleges & Universities
Investor Insight: With 741 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Clarendon, NC?
The 2.0/5 investability rating in Clarendon, NC reflects its $202K prices and $1,017/mo rents. Investors generally consider it a solid option within NC.
What is the smart move for investors in Clarendon, NC?
Most investors in Clarendon, NC run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
Is vacancy a concern in Clarendon, NC?
Rental vacancy in Clarendon, NC is elevated. Investors should budget normal turnover but not chronic empty units.
How strict are landlord regulations in Clarendon, NC?
Rental owners in Clarendon, NC deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the renter demographic in Clarendon, NC?
Clarendon, NC offers a steady renter base at the $1,017/mo rent level. Tenant turnover is reasonable for well-managed properties.
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