Market Analysis
Raleigh, North Carolina
Rental investment market data and analysis · Updated June 2026
Median Home Price
$477,450
Average Monthly Rent
$1,622
Estimated Cap Rate
4.1%
Rent-to-Price Ratio
0.3%
Below 1% Rule
Market Trends
Raleigh metro area — % change since 2018
Home Prices
+85.6%
Rent Index
+36.2%
Average Rent by Bedroom
| Bedrooms | Avg Rent |
|---|---|
| Multi-Family | $1,188/mo |
| Apartment | $1,511/mo |
| Condo | $1,619/mo |
| Townhouse | $1,949/mo |
| Single Family | $2,039/mo |
Sample Investment Analysis
Based on median price + average rent, 20% down, 6.8% rate, 30yr
Purchase Price$477,450
Down Payment (20%)$95,490
Monthly P&I$2,490
Monthly Rent$1,622
Est. NOI$11,678/yr
Est. Cash Flow-$1,517/mo
Cash on Cash-17.3%
The Raleigh market is cash-flow negative at median prices. Look for properties 15-20% below median or with value-add potential.
What Investors Should Know About Raleigh
- 1Compressed cap rates below 5% — focus on appreciation or value-add deals
- 21% Rule fails at median prices — need rent of $4,775/mo to pass
- 3Below-average rents keep entry costs low for new investors
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