Raleigh-Cary, NC · North Carolina
Franklin County
71,962 residents723 permits TTM$71,386 median HHI5 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$240,900
ACS 5-Year
Cap rate proxy
8.7%
FMR × 0.65 ÷ Home Value
Rent-to-income
16.6%
HUD FMR ÷ ACS HHI
Net migration
+2.95%
IRS SOI
Permits (TTM)
723
Census BPS
Climate risk
51.7
FEMA NRI (0–100)
ZIP code breakdown5 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 27596 | $415,156 | $1,390 | 4.0% | 6.0% | -48.6% |
| 27816 | $214,665 | $1,350 | 7.5% | 5.5% | 26.8% |
| 27549 | $302,460 | $1,350 | 5.4% | 5.1% | 5.6% |
| 27508 | $237,707 | $1,350 | 6.8% | 5.0% | 26.8% |
| 27525 | $351,398 | $1,350 | 4.6% | 3.4% | 26.8% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
78.1%
Census ACS
Vacancy rate
10.9%
Census ACS
Bachelor's degree +
24.4%
Census ACS
Rent burdened
43.2%
Census ACS (>30% income)
Median age
40.9
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026