Investment metrics, interactive calculators, and data-driven analysis for Cary rental properties.
Pre-filled with Cary medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Cary.
Cary, NC has a population of 178,000 and has been growing at 2.4% annually — well above the national average, signaling strong housing demand from population inflows. The median home price of $480,000 paired with median rents of $1,920/mo produces an estimated cap rate of 3.05%.
Property taxes at 0.77% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 3.8% is impressively low, indicating tight rental supply and strong tenant demand — favorable for landlords.
At a price-to-income ratio of 4.6x, homes cost about 4.6 times the local median income of $104,000. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 3.4% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Cary is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.