Real Estate Investing in Rose Hill, North Carolina (28458)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28458 (Rose 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.
- High vacancy: 15.4% of homes vacant — above national norms.
- Lower household income: $38,750 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 Rose Hill, NC (28458)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 28458 Rose Hill
Investors eyeing 28458 need to respect the fundamentals at play. Home values of $162K come alongside slower price movement and elevated management overhead.
Rent of $837/mo on a $162K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 28458 sits below the stated 0.0% once reality is priced in.
Put differently, 28458 offers a low basis, the region around Rose Hill has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 28458 ZIP's population of 5,768 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
New investors are better served looking at Rose Hill's stable or hybrid ZIPs before stepping into 28458. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Rose Hill:
Property Strategy for 28458
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $93,393 | $930 | 7.2% | +10.6% | $46,697 |
| 3BR | $169,295 | $1,110 | 4.7% | +9.1% | $56,432 |
| 4BR | $240,838 | $1,300 | 3.9% | +8.2% | $60,210 |
Market Trends
Home Value History (with trend line)
📊 How Does 28458 Compare?
| Metric | 28458 | Rose Hill | North Carolina |
|---|---|---|---|
| Home Value | $161,926 | $161,926 | $330,565 |
| 5-Year CAGR | 7.2% | 7.2% | 7.8% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 4.0% | 4.0% | - |
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 28458 (Rose Hill, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $161,926 |
| Monthly Rent | $837 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (4.0%). 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 28458
Population: 5,768
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 28458
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 550 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What approach is best for Rose Hill, NC real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Rose Hill, NC. The numbers - $162K homes against $837/mo rents - support that play.
Does Rose Hill, NC make sense for an investment property?
With a 3.0/5 investability score, Rose Hill, NC ranks as a solid market for rental property investors. Median prices of $162K and rents of $837/mo drive the underlying numbers.
Is Rose Hill, NC landlord-friendly?
NC ranks as a landlord-friendly state for landlord-tenant law. Rose Hill generally follows the statewide framework, so landlords face reasonable operating rules.
Can I live-in-and-rent in Rose Hill, NC?
House hacking in Rose Hill, NC is a challenging. With home values around $162K and rents at $837/mo, owner-occupants can offset a meaningful share of PITI.
How qualified is the tenant pool in Rose Hill, NC?
The tenant pool in Rose Hill, NC is solid, supported by local employment and population fundamentals. Rents of $837/mo are well-absorbed by the market.
You know 28458 now. You don’t know where it ranks.
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