Charlotte-Concord-Gastonia, NC-SC · North Carolina
Gaston County
ZIP 28164
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 28164
Median home value
$235,000
Gross yield
6.4%
Buy Box score
0.4
Section 8 gap
16.1%
Affordability
P/I: 5.5R/I: —
Section 8 detail
SAFMR: $1,260Rent: $1,085Gap: 16.1%
ZIP code breakdown14 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 28052 | $235,000 | $1,270 | 6.5% | 0.9 | 17.1% |
| 28054 | $235,000 | $1,500 | 7.7% | 0.8 | 38.2% |
| 28098 | $235,000 | $1,420 | 7.3% | 0.8 | 30.9% |
| 28016 | $235,000 | $1,060 | 5.4% | 0.7 | -2.3% |
| 28032 | $235,000 | $1,330 | 6.8% | 0.6 | 22.6% |
| 28034 | $235,000 | $1,050 | 5.4% | 0.6 | -3.2% |
| 28120 | $235,000 | $1,370 | 7.0% | 0.6 | 26.3% |
| 28056 | $235,000 | $1,300 | 6.6% | 0.6 | 19.8% |
| 28021 | $235,000 | $1,030 | 5.3% | 0.5 | -5.1% |
| 28006 | $235,000 | $1,240 | 6.3% | 0.5 | 14.3% |
| 28164 | $235,000 | $1,260 | 6.4% | 0.4 | 16.1% |
| 28012 | $235,000 | $1,480 | 7.6% | 0.4 | 36.4% |
| 28077 | $235,000 | $930 | 4.7% | — | -14.3% |
| 28101 | $235,000 | $1,350 | 6.9% | — | 24.4% |
Sort by any column. Click a ZIP for detail.
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