Real Estate Investing in Warrensville, North Carolina (28693)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28693 (Warrensville, 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.
- Elevated vacancy: 10.8% 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 Warrensville, NC (28693)?
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Market Analysis: 28693 Warrensville
Stepping back, ZIP 28693 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $282K median. It rewards specialists, not generalists.
For an experienced owner, 28693 can be a worth a close look for hunting ground — but the discount at $282K reflects genuine risk that outside investors often underestimate.
ZIP 28693's metrics run below Ashe County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 28693 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 28693 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 Warrensville:
Market Trends
Home Value History (with trend line)
📊 How Does 28693 Compare?
| Metric | 28693 | Warrensville | North Carolina |
|---|---|---|---|
| Home Value | $281,944 | $281,944 | $330,565 |
| 5-Year CAGR | 4.0% | 4.0% | 7.8% |
| Avg Rent | $1,008 | $1,008 | - |
| Cap Rate | 2.8% | 2.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28693 (Warrensville, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $281,944 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 23.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (2.8%). 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 28693
Population: 1,250
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 28693
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.
Frequently Asked Questions
What kind of market is Warrensville, NC for investors?
Investors tracking Warrensville, NC will find a 3.0/5 rating supported by $282K median home values and $1,008/mo rents. That profile suits long-term holders targeting reliable returns.
How do experienced investors play Warrensville, NC?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Warrensville, NC. The numbers - $282K homes against $1,008/mo rents - support that play.
How much do tenants pay in Warrensville, NC?
Expect rents around $1,008/mo per month in Warrensville, NC. With home values at $282K, the yield math works out to reasonable levels for rental investors.
Does a duplex house hack pencil in Warrensville, NC?
The a challenging house-hack environment in Warrensville, NC reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are tenants stable in Warrensville, NC?
Warrensville, NC draws a even-keeled base of working renters. Demand at the $1,008/mo rent level is reasonable for standard single-family and small multi rentals.
You know 28693 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 28693 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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