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Market MapNorth CarolinaHenderson

Henderson County

North CarolinaPopulation: 116,469
48
/100
Hold
#825 of 1,000 counties
#74 in North Carolina (100 counties)

Market Snapshot

$416,291
Median Home Price
52% above national median
$2,149/mo
Median Rent
43% above national median
6.19%
Rent-to-Price Ratio
Top 44% nationally
-$786
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$416,291
Down Payment (20%)$83,258
Loan Amount$333,033
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,149
Monthly P&I-$2,182
Est. Expenses (35%)-$752
Net Cash Flow-$786/mo
4.0%
Cap Rate (all cash)
-9.8%
Cash-on-Cash Return
6.19%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 4.0% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full AnalysisTry House Hack Strategy

Score Breakdown

Overall Investment Score
48/100
48
Cash Flow(30%)
62/100

Based on 6.19% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
38/100

Based on -2.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
36/100

Price-to-income ratio of 6.4x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

  • +Complete rent data available

Challenges

  • -Declining home values (-2.3% YoY)
  • -Negative cash flow at typical financing (-$786/mo)
  • -Negative leverage (cap rate 4.0% < mortgage rate 6.9%)
  • -High price-to-income ratio makes financing challenging

Economic Indicators

Population
116,469
Median Income
$65,508
vs $62,400 national est.
Unemployment Rate
—
Data pending
Price-to-Income
6.4x
Less affordable

Compare to Nearby Counties

CountyVerdict
CabarrusNC
51$378,769$1,7955.69%HoldView
PenderNC
49$427,823$1,9905.58%HoldView
CurrentHendersonNC
48$416,291$2,1496.19%Hold
MecklenburgNC
48$416,475$1,7375.01%HoldView
DurhamNC
46$394,861$1,6284.95%HoldView
OrangeNC
46$497,299$1,9144.62%HoldView

The Bottom Line

HoldHenderson is a neutral market. Consider house hacking or targeting below-market deals.

Henderson County in North Carolina scores 48/100, ranking #825 of 1,000 US counties (top 82%). The 6.19% rent-to-price ratio indicates moderate cash flow potential. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow
$-786/mo
Cap Rate
4.0%
Cash-on-Cash
-9.8%

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