Charlotte-Concord-Gastonia, NC-SC · North Carolina
Gaston County
231,485 residents2,273 permits TTM$65,472 median HHI14 ZIP codesUpdated April 28, 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 code breakdown14 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 28052 | $211,364 | $1,270 | 7.2% | 8.0% | -11.6% |
| 28016 | $233,240 | $1,060 | 5.5% | 6.8% | -25.9% |
| 28098 | $266,845 | $1,420 | 6.4% | 4.8% | 23.6% |
| 28054 | $267,867 | $1,500 | 6.7% | 6.5% | 2.1% |
| 28077 | $235,000county est. | $930 | 4.7% | 5.5% | -16.7% |
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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 28, 2026