All homes and bedroom counts
Markets / North Carolina / Henderson
RENTAL MARKET INTELLIGENCE
Henderson, NC
Henderson suits yield-focused buyers willing to underwrite weak demand and negotiate; investors requiring steady rent or job growth should avoid it.
Median price$189k
Median rent$942
Gross yield6.0%
Job growth▼ 0.2%
Composite Market ScoreRank #364 of 571 scored US market areas
Direct rental answer
How much is rent in Henderson, NC?
Zillow's metro-wide Observed Rent Index is $942 per month for 2026-06-30. That is down 0.54% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Henderson
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Vance County, NCFIPS 37181 | $738 | $743 | $975 | $1,197 | $1,318 |
The read
Why this market scores where it does
Henderson suits yield-focused buyers willing to underwrite weak demand and negotiate; investors requiring steady rent or job growth should avoid it. The median home value is $188,869 and the indicated gross yield is 5.99%, so the case is income-led rather than growth-led.
Opportunity lies in affordability and negotiating room. The price-to-income ratio is 3.74, while 31% of listings show price drops and homes spend a median 46 days on market. With 4.5 months of supply, buyers have evidence to challenge seller pricing.
Risk sits in demand: median asking rent fell 0.54% year over year, LAUS employment slipped 0.19%, and migration was flat, with 992 households arriving and 993 leaving. Inland flood is the dominant hazard, while the published climate-loss ratio is 0.0947% of building value per year. Property-level flood exposure is not published.
Frequently Asked Investor Questions
What income profile does current pricing indicate?
The median home value is $188,869, median asking rent is $942 per month, and indicated gross yield is 5.99%.
What do current demand indicators show?
Median asking rent fell 0.54% year over year, LAUS employment fell 0.19%, and net migration was negative by 1 household.
What negotiating signals are present?
The market has 4.5 months of supply, homes spend a median 46 days on market, and 31% of listings show price drops.
Investor Quick Takeaways
Gross Yield: 6.0%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▼ 0.54%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 5.3%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Henderson as the starting point or move into a more specific property and rent check.
Run cash flowStarts with this market's measured price and rentSave to shortlistCompare this metro with up to four other placesCheck rent by ZIPMove from metro context to a local rent benchmarkFind a comparison marketRead a curated two-market decision analysisShare this analysisEmail the canonical link without adding page scriptsReport a data issueSend the figure, source and release period to review
Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply4.5 mo.▲ from 3.0 mo. a year ago
Median days on market46 daysunchanged from a year ago
Listings with price drops31.0%▼ from 44.3% a year ago
Sale-to-list ratio98.0%2026-05-01
Home value growth▼ 1.8%Zillow ZHVI · trailing 12 months
Rent growth▼ 0.54%Zillow ZORI · trailing 12 months
Gross rental yield6.0%Rent × 12 ÷ price
Payroll job growth▼ 0.2%LAUS · 12m to 2026-05
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady44→44
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
44| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 47 | 30% | 14.10 |
| Rent trend | 5 | 25% | 1.25 |
| Affordability | 66 | 15% | 9.90 |
| Supply pressure | 38 | 15% | 5.70 |
| Climate risk | 89 | 15% | 13.35 |
| Published score | 44 | ||
Henderson, NC scoreRank #364
44Job growth47/100
LAUS employment fell 0.19% year over year -> job momentum offers little support for tenant demand.
Rent trend5/100
Median asking rent fell 0.54% year over year -> underwrite current income conservatively rather than assuming rent growth.
Affordability66/100
Rent equals 22.41% of median household income and price is 3.74 times income -> affordability supports the investment case.
Supply pressure38/100
The market has 4.5 months of supply, a median 46 days on market, and price drops on 31% of listings -> buyers have room to negotiate.
Climate risk89/100
The climate-loss ratio is 0.0947%, but inland flood is the dominant hazard -> market-level loss data does not replace property-level flood review.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$189k
YoY ▼ 1.8%
ZORI Median Rent
$942
YoY ▼ 0.54%
Gross Rental Yield
6.0%
Rent × 12 ÷ price
$942 × 12 ÷ $188,869
Job Growth (YoY)
▼ 0.2%
LAUS payrolls
Job signal 47/100
Median Household Income
$50k
Census ACS 5-year
Rent Burden
22.4%
Annual rent ÷ household income
Price-to-Income
3.7x
Median value ÷ household income
HUD 2BR Fair Market Rent
$975
Market rent 96.7% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$942Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$743−$199 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$975+$33 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$883−$59 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Henderson as context, then replace market-wide evidence with the candidate property's facts.
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
96 units authorised in 2026, 0% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
−1
992 in vs 993 out (IRS SOI)
▼ 0.1% of arriving households
Mover Income Gap
+$955
Arriving $44,314 vs leaving $43,359
Average AGI per tax return (IRS SOI)
Investor Purchase Share
5.3%
14 of 266 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.095% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Granville County · Franklin County · Wake County · Warren County · Durham County
✓ 992 in − 993 out = -1 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Raleigh, NC262 arriving
- Durham, NC90 arriving
Leading outbound markets
- Raleigh, NC271 leaving
- Durham, NC50 leaving
- Greensboro, NC22 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Employment fell 0.19% year over year, leaving the tenant-demand backdrop weak.
- Median asking rent fell 0.54% year over year, making the current income signal negative.
- Inland flood is the dominant hazard, and property-level exposure is not published.
Inside this micro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
County records
Statistical peers
Market areas that behave like Henderson
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Henderson, NC (Target) | 44 | $189k | $942 | 6.0% | ▼ 0.2% |
| Richmond, IN | 76 | $177k | $884 | 6.0% | ▲ 0.3% |
| Huntsville, TX | 32 | $274k | $1,330 | 5.8% | ▼ 0.5% |
| Russellville, AR | 63 | $205k | $974 | 5.7% | ▲ 0.2% |
| Greeneville, TN | 65 | $256k | $1,163 | 5.5% | ▲ 0.1% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |