Real Estate Investing in Beaufort, North Carolina (28516)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28516 (Beaufort, 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: 25.2% of homes vacant — above national norms.
What’s happening in Beaufort, NC (28516)?
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Market Analysis: 28516 Beaufort
From an investor standpoint, ZIP 28516 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $421K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $421K asset, 28516 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Beaufort have seen price recovery that 28516 has not matched. Carteret County data supports the view that the spread is structural rather than temporary.
The 28516 ZIP's population of 11,143 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Experienced landlords with local relationships tend to find 28516 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 Beaufort:
Property Strategy for 28516
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $291,859 | $1,100 | 2.7% | +8.8% | $145,930 |
| 3BR | $432,965 | $1,430 | 2.4% | +9.2% | $144,322 |
| 4BR | $625,887 | $1,810 | 2.1% | +9.6% | $156,472 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28516 Compare?
| Metric | 28516 | Beaufort | Morehead City, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $421,477 | $388,294 | N/A | $330,565 |
| 5-Year CAGR | 5.5% | 5.2% | N/A | 7.8% |
| Avg Rent | $2,098 | $1,544 | N/A | - |
| Cap Rate | 3.9% | 3.0% | - | - |
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 28516 (Beaufort, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $421,477 |
| Monthly Rent | $2,098 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (3.9%). 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 28516
Population: 11,143
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 28516
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 710 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Beaufort, NC?
Expect rents around $2,098/mo per month in Beaufort, NC. With home values at $421K, the yield math works out to reasonable levels for rental investors.
Is Beaufort, NC better for rentals, flips, or BRRRR?
For Beaufort, NC, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Should investors consider Beaufort, NC?
With a 3.0/5 investability score, Beaufort, NC ranks as a solid market for rental property investors. Median prices of $421K and rents of $2,098/mo drive the underlying numbers.
What is the typical vacancy rate in Beaufort, NC?
Beaufort, NC vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does house hacking work in Beaufort, NC?
House hacking in Beaufort, NC is reasonable to execute. Prices around $421K and rents of $2,098/mo solid owner-occupant economics.
You know 28516 now. You don’t know where it ranks.
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How 28516 ranks in Morehead City, NC
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