Real Estate Investing in Beulaville, North Carolina (28518)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28518 (Beulaville, 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: 14.6% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beulaville, NC (28518)?
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Market Analysis: 28518 Beulaville
ZIP 28518 inside Duplin County looks affordable on the surface — median value of $230K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $936/mo on a $230K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 28518 sits below the stated 0.0% once reality is priced in.
In the broader NC picture, 28518 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Stepping back, 8,065 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 28518 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 Beulaville:
Property Strategy for 28518
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $143,561 | $1,040 | 5.2% | +11.3% | $71,780 |
| 3BR | $247,815 | $1,460 | 4.2% | +10.2% | $82,605 |
| 4BR | $291,691 | $1,760 | 4.3% | +9.2% | $72,923 |
Market Trends
Home Value History (with trend line)
📊 How Does 28518 Compare?
| Metric | 28518 | Beulaville | Jacksonville, NC | North Carolina |
|---|---|---|---|---|
| Home Value | $229,661 | $229,661 | N/A | $330,565 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 7.8% |
| Avg Rent | $936 | $936 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 28518 (Beulaville, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $229,661 |
| Monthly Rent | $936 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.2%). 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 28518
Population: 8,065
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 28518
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
Are eviction rules reasonable in Beulaville, NC?
Beulaville, NC falls under NC landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong is Beulaville, NC for real estate investors?
Beulaville, NC scores 3.0/5 for investability. Home values sit at $230K and rents near $936/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the median home value in Beulaville, NC?
Typical homes in Beulaville, NC go for around $230K. The 5-year CAGR of 0.0% stable price movement.
What is the typical rental rate in Beulaville, NC?
Investors in Beulaville, NC typically see rents near $936/mo per month against $230K home values - a solid setup for rental cash flow.
Is house hacking profitable in Beulaville, NC?
House hacking works a challenging in Beulaville, NC. Rents of $936/mo against $230K acquisition make the strategy solid for owner-occupants.
You know 28518 now. You don’t know where it ranks.
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How 28518 ranks in Jacksonville, NC
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