Real Estate Investing in Delco, North Carolina (28436)
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Should you buy in 28436 (Delco, NC)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.7% of homes vacant — above national norms.
- Higher unemployment: 10.5% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Delco, NC (28436)?
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Market Analysis: 28436 Delco
The 28436 ZIP covers a section of Delco that demands careful diligence. Prices near $195K look accessible, but the work to make a deal cash flow is real.
The 28436 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Delco have seen price recovery that 28436 has not matched. Columbus County data supports the view that the spread is structural rather than temporary.
The 28436 ZIP's population of 2,145 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Distressed ZIPs reward experience. solid returns are possible in 28436, 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 Delco:
Market Trends
Home Value History (with trend line)
📊 How Does 28436 Compare?
| Metric | 28436 | Delco | North Carolina |
|---|---|---|---|
| Home Value | $195,146 | $195,146 | $330,565 |
| 5-Year CAGR | N/A | N/A | 7.8% |
| Avg Rent | $1,197 | $1,197 | - |
| Cap Rate | 4.8% | 4.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28436 (Delco, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $195,146 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +1.9% ▲ |
| 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 (4.8%). 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 28436
Population: 2,145
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
Frequently Asked Questions
Is real estate in Delco, NC a good investment right now?
Delco, NC rates 2.0/5 for investability. With median values at $195K and rents near $1,197/mo, the market offers reasonable fundamentals for rental investors.
Are homes affordable in Delco, NC?
Delco, NC home values average about $195K. That price point suits investors targeting rentals with $1,197/mo in monthly income.
How much do tenants pay in Delco, NC?
Rent in Delco, NC is around $1,197/mo. The resulting rent-to-value relationship with $195K pricing is reasonable for most investor models.
Are renters plentiful in Delco, NC?
Delco, NC draws a consistent base of working renters. Demand at the $1,197/mo rent level is reasonable for standard single-family and small multi rentals.
Do rentals sit vacant long in Delco, NC?
Rental vacancy in Delco, NC is elevated. Investors should budget normal turnover but not chronic empty units.
You know 28436 now. You don’t know where it ranks.
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