Raleigh-Cary, NC · North Carolina
Franklin County
ZIP 27816
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 27816
Median home value
$240,900
Gross yield
6.7%
Buy Box score
0.9
Section 8 gap
36.6%
Affordability
P/I: 3.0R/I: —
Section 8 detail
SAFMR: $1,350Rent: $988Gap: 36.6%
ZIP code breakdown5 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 27816 | $240,900 | $1,350 | 6.7% | 0.9 | 36.6% |
| 27508 | $240,900 | $1,350 | 6.7% | 0.8 | 36.6% |
| 27525 | $240,900 | $1,350 | 6.7% | 0.6 | 36.6% |
| 27549 | $240,900 | $1,350 | 6.7% | 0.5 | 36.6% |
| 27596 | $240,900 | $1,390 | 6.9% | 0.5 | 40.7% |
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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