Real Estate Investing in Maple Hill, North Carolina (28454)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28454 (Maple Hill, 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.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Maple Hill, NC (28454)?
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Market Analysis: 28454 Maple Hill
The 28454 ZIP covers a section of Maple Hill that demands careful diligence. Prices near $280K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 28454 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Maple Hill have seen price recovery that 28454 has not matched. Onslow County data supports the view that the spread is structural rather than temporary.
The 28454 ZIP's population of 2,851 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Distressed ZIPs reward experience. impressive returns are possible in 28454, 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 Maple Hill:
Property Strategy for 28454
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $251,298 | $2,370 | 6.8% | +9.2% | $83,766 |
| 4BR | $380,437 | $2,860 | 5.4% | +8.3% | $95,109 |
Market Trends
Home Value History (with trend line)
📊 How Does 28454 Compare?
| Metric | 28454 | Maple Hill | Jacksonville, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $279,505 | $279,505 | N/A | $330,565 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 7.8% |
| Avg Rent | $1,539 | $1,539 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
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 28454 (Maple Hill, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $279,505 |
| Monthly Rent | $1,539 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (4.3%). 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 28454
Population: 2,851
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
Are eviction rules reasonable in Maple Hill, NC?
Maple Hill, NC falls under NC landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is it easy to find good tenants in Maple Hill, NC?
Tenant demand in Maple Hill, NC is solid. The local workforce $1,539/mo rents across most rental classes.
Where do home prices stand in Maple Hill, NC?
Maple Hill, NC home values average about $280K. That price point suits investors targeting rentals with $1,539/mo in monthly income.
What real estate strategy is ideal for Maple Hill, NC?
For Maple Hill, NC, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Does a duplex house hack pencil in Maple Hill, NC?
The a challenging house-hack environment in Maple Hill, NC reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 28454 now. You don’t know where it ranks.
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How 28454 ranks in Jacksonville, NC
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