Greenville, 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.
moderate
Price to income
3.30×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs North Carolina
- 3.36×-0.06
- vs U.S.
- 3.43×-0.13
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
22.3%
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%-2.8
- vs U.S.
- 23.3%-1.0
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.40%
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%
- vs U.S.
- 4.35%+0.05
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
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%
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
7.84
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+0.34
- vs U.S.
- 3.52+4.32
Benchmark
Census BPS permits TTM ÷ population × 1,000
healthy
Unemployment
3.7%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs North Carolina
- 3.5%
- vs U.S.
- 3.9%-0.2
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+54.6%
homeValues.yearOverYear
+3.1%
Median home value
$194,300
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $896 | $10,752 | 18.3% |
| 2 BR | $1,095 | $13,140 | 22.3% |
| 3 BR | $1,465 | $17,580 | 29.9% |
Labor market direction
Unemployment
3.7%
Median household income
$58,851
What's being built
Total TTM
1,343
+41.9% YoY
Single-family
1,166
2–4 unit
149
5+ unit
28
All 2 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Pitt County | 171,196 | $194,300 | $58,851 | 1,284 | +41.3% |
| Greene County | 20,407 | $114,000 | $50,904 | 59 | +55.3% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Greenville | 171,196 | $58,851 | 3.30× | 4.40% | +54.6% | 7.84 | 3.7% |
| Hattiesburg, MS | 172,176 | $59,008 | — | — | +50.6% | — | 2.8% |
| Auburn-Opelika, AL | 175,126 | $58,991 | — | — | +55.0% | — | 2.1% |
| Jackson, TN | 180,446 | $58,740 | — | — | +73.0% | — | 3.7% |
| Pueblo, CO | 168,135 | $62,250 | — | — | +38.6% | — | 5.3% |
| Joplin, MO | 181,807 | $60,146 | — | — | +61.8% | — | 3.1% |
Where people are moving in from
Net migration
-123
-0.07% of population
| Origin county | Tax returns |
|---|---|
| Wake County, NC | 358 |
| Beaufort County, NC | 286 |
| Lenoir County, NC | 239 |
| Wayne County, NC | 155 |
| Craven County, NC | 155 |
| Wilson County, NC | 152 |
Who lives in Greenville
- Median age
- 34
- Bachelor's+
- 33.9%
- Owner-occupancy
- 50.9%
- Vacancy rate
- 10.1%
- Rent burdened (30%+)
- 44.3%
- Median household income
- $58,851
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.