Charlotte-Concord-Gastonia, NC-SC · North Carolina
Gaston County
ZIP 28016
231,485 residents2,273 permits TTM$65,472 median HHI14 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$235,000
ACS 5-Year
Cap rate proxy
8.6%
FMR × 0.65 ÷ Home Value
Rent-to-income
19.9%
HUD FMR ÷ ACS HHI
Net migration
+2.31%
IRS SOI
Permits (TTM)
2,273
Census BPS
Climate risk
84.9
FEMA NRI (0–100)
ZIP 28016
Median home value
$233,240
Gross yield
5.5%
Buy Box score
0.7
Section 8 gap
-2.3%
Affordability
P/I: 3.6R/I: 24.0%
Section 8 detail
SAFMR: $1,060Rent: $1,085Gap: -2.3%
ZIP code breakdown14 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 28052 | $211,364 | $1,270 | 7.2% | 7.9% | -9.7% |
| 28034 | $281,504 | $1,050 | 4.5% | 7.0% | -56.0% |
| 28016 | $233,240 | $1,060 | 5.5% | 6.7% | -23.6% |
| 28054 | $267,867 | $1,500 | 6.7% | 6.6% | 1.4% |
| 28120 | $362,585 | $1,370 | 4.5% | 6.5% | -43.7% |
| 28056 | $348,944 | $1,300 | 4.5% | 6.5% | -45.1% |
| 28077 | $235,000county est. | $930 | 4.7% | 5.5% | -16.7% |
| 28101 | $235,000county est. | $1,350 | 6.9% | 5.5% | 19.6% |
| 28012 | $415,384 | $1,480 | 4.3% | 5.3% | -25.1% |
| 28021 | $243,710 | $1,030 | 5.1% | 5.3% | -5.3% |
| 28098 | $266,845 | $1,420 | 6.4% | 4.9% | 23.6% |
| 28032 | $301,504 | $1,330 | 5.3% | 4.3% | 18.4% |
| 28006 | $337,526 | $1,240 | 4.4% | 3.9% | 12.5% |
| 28164 | $362,518 | $1,260 | 4.2% | 3.6% | 13.9% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
65.8%
Census ACS
Vacancy rate
7.8%
Census ACS
Bachelor's degree +
26.0%
Census ACS
Rent burdened
45.3%
Census ACS (>30% income)
Median age
39.5
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