Real Estate Investing in Southport, North Carolina (28461)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28461 (Southport, NC)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 26.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.6 — hard to cash-flow at these prices.
What’s happening in Southport, NC (28461)?
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Market Analysis: 28461 Southport
ZIP 28461 inside Brunswick County looks affordable on the surface — median value of $518K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 28461 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 28461 and stronger Southport ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 28461 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 28461 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Southport:
Property Strategy for 28461
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $271,719 | $1,430 | 3.8% | +7.1% | $271,719 |
| 2BR | $324,626 | $1,570 | 3.5% | +8.6% | $162,313 |
| 3BR | $464,752 | $2,180 | 3.4% | +8.4% | $154,917 |
| 4BR | $846,577 | $2,630 | 2.2% | +10.2% | $211,644 |
| 5BR | $1,581,829 | — | — | +10.6% | $316,366 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28461 Compare?
| Metric | 28461 | Southport | North Carolina |
|---|---|---|---|
| Home Value | $517,661 | $517,661 | $330,565 |
| 5-Year CAGR | 5.3% | 5.3% | 7.8% |
| Avg Rent | $1,688 | $1,688 | - |
| Cap Rate | 2.5% | 2.5% | - |
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 28461 (Southport, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $517,661 |
| Monthly Rent | $1,688 |
| Price-to-Rent | 25.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | -11.6% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 28461
Population: 23,186
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 28461
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 767 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Southport, NC a good place for real estate investing?
Yes - Southport, NC a 3.0/5 investability score. With $518K home prices against $1,688/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the typical vacancy rate in Southport, NC?
Southport, NC vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What type of investing works in Southport, NC?
Investors usually favor careful cash-flow rentals with hands-on management in Southport, NC. With home values at $518K and rents near $1,688/mo, other strategies can work but produce steady rather than outsized returns.
Can owner-occupants cash flow in Southport, NC?
Southport, NC is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $518K price point reasonable to enter.
How qualified is the tenant pool in Southport, NC?
Expect a solid tenant pool in Southport, NC. The rental market absorbs $1,688/mo rents without meaningful friction.
You know 28461 now. You don’t know where it ranks.
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How 28461 ranks in Myrtle Beach-Conway-North Myrtle Beach, SC-NC
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