Real Estate Investing in Clarkton, North Carolina (28433)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28433 (Clarkton, NC)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 25.5% of homes vacant — above national norms.
- 1-year downturn: Values declined 6.8% in the last year.
- Elevated poverty: 30.1% poverty rate — can affect rent collection.
- Lower household income: $36,835 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Clarkton, NC (28433)?
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Market Analysis: 28433 Clarkton
The 28433 ZIP covers a section of Clarkton that demands careful diligence. Prices near $131K look accessible, but the work to make a deal cash flow is real.
Rent of $963/mo on a $131K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 28433 sits below the stated 0.0% once reality is priced in.
Within NC, ZIP 28433 trails on several market indicators that neighboring Bladen County submarkets outperform. The gap is real and robust enough to shape underwriting.
The 28433 ZIP's population of 4,199 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Strategically, 28433 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Clarkton:
Market Trends
Home Value History (with trend line)
📊 How Does 28433 Compare?
| Metric | 28433 | Clarkton | North Carolina |
|---|---|---|---|
| Home Value | $131,074 | $131,074 | $330,565 |
| 5-Year CAGR | 2.3% | 2.3% | 7.8% |
| Avg Rent | $963 | $963 | - |
| Cap Rate | 5.7% | 5.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28433 (Clarkton, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $131,074 |
| Monthly Rent | $963 |
| Price-to-Rent | 11.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | -6.8% ▼ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (5.7%). 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 28433
Population: 4,199
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 28433
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 1,021 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How high is vacancy risk in Clarkton, NC?
Occupancy in Clarkton, NC runs consistent with elevated vacancy. Well-priced units at $963/mo lease on reasonable timelines.
What is the typical renter like in Clarkton, NC?
Expect a solid tenant pool in Clarkton, NC. The rental market absorbs $963/mo rents without meaningful friction.
What is the average home sale price in Clarkton, NC?
Median home price in Clarkton, NC is near $131K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
How strict are landlord regulations in Clarkton, NC?
NC ranks as a landlord-friendly state for landlord-tenant law. Clarkton generally follows the statewide framework, so landlords face reasonable operating rules.
What are rental rates like in Clarkton, NC?
Expect rents around $963/mo per month in Clarkton, NC. With home values at $131K, the yield math works out to reasonable levels for rental investors.
You know 28433 now. You don’t know where it ranks.
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