Goldsboro, NC
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.80×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs North Carolina
- 3.36×-0.56
- vs U.S.
- 3.43×-0.63
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
25.7%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs North Carolina
- 25.2%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
5.96%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs North Carolina
- 4.41%+1.56
- vs U.S.
- 4.35%+1.62
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.07%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs North Carolina
- 0.20%
- vs U.S.
- 0.03%+0.05
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
8.50
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs North Carolina
- 7.51+0.99
- vs U.S.
- 3.52+4.97
Benchmark
Census BPS permits TTM ÷ population × 1,000
healthy
Unemployment
3.5%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs North Carolina
- 3.5%=
- vs U.S.
- 3.9%-0.4
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+64.0%
homeValues.yearOverYear
+8.2%
Median home value
$162,700
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $948 | $11,376 | 19.6% |
| 2 BR | $1,244 | $14,928 | 25.7% |
| 3 BR | $1,496 | $17,952 | 30.9% |
Labor market direction
Unemployment
3.5%
Median household income
$58,082
What's being built
Total TTM
998
+99.2% YoY
Single-family
929
2–4 unit
21
5+ unit
48
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Wayne County | 117,480 | $162,700 | $58,082 | 998 | +99.2% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Goldsboro | 117,480 | $58,082 | 2.80× | 5.96% | +64.0% | 8.50 | 3.5% |
| Weirton-Steubenville, WV-OH | 116,536 | $57,149 | — | — | +53.0% | — | 5.0% |
| Anniston-Oxford, AL | 116,162 | $55,826 | — | — | +53.4% | — | 2.5% |
| Muncie, IN | 112,156 | $56,932 | — | — | +60.4% | — | 3.0% |
| Altoona, PA | 122,640 | $60,594 | — | — | +42.1% | — | 3.7% |
| Mansfield, OH | 125,008 | $57,649 | — | — | +63.6% | — | 4.8% |
Where people are moving in from
Net migration
+88
+0.07% of population
| Origin county | Tax returns |
|---|---|
| Johnston County, NC | 355 |
| Wake County, NC | 237 |
| Lenoir County, NC | 149 |
| Duplin County, NC | 138 |
| Wilson County, NC | 107 |
| Pitt County, NC | 99 |
Who lives in Goldsboro
- Median age
- 37
- Bachelor's+
- 21.3%
- Owner-occupancy
- 61.5%
- Vacancy rate
- 11.8%
- Rent burdened (30%+)
- 40.4%
- Median household income
- $58,082
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.