Charlotte-Concord-Gastonia, NC-SC · North Carolina
Union County
ZIP 28104
244,975 residents2,487 permits TTM$99,243 median HHI8 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$374,400
ACS 5-Year
Cap rate proxy
5.4%
FMR × 0.65 ÷ Home Value
Rent-to-income
16.8%
HUD FMR ÷ ACS HHI
Net migration
+2.19%
IRS SOI
Permits (TTM)
2,487
Census BPS
Climate risk
89.1
FEMA NRI (0–100)
ZIP 28104
Median home value
$584,151
Gross yield
4.2%
Cap rate
4.7%
Rent gap
-12.7%
Affordability
P/I: 5.9R/I: 27.8%
Section 8 detail
SAFMR: $2,040Rent: $1,390Gap: 46.8%
ZIP code breakdown8 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 28110 | $368,147 | $1,550 | 5.1% | 6.6% | -31.4% |
| 28079 | $432,474 | $2,220 | 6.2% | 5.4% | 12.5% |
| 28174 | $310,066 | $1,250 | 4.8% | 5.4% | -11.2% |
| 28103 | $317,820 | $1,200 | 4.5% | 5.2% | -15.8% |
| 28112 | $347,194 | $1,280 | 4.4% | 4.8% | -8.6% |
| 28104 | $584,151 | $2,040 | 4.2% | 4.7% | -12.7% |
| 28108 | $374,400county est. | $1,860 | 6.0% | 4.5% | 25.3% |
| 28173 | $686,638 | $1,990 | 3.5% | 4.1% | -16.8% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
81.8%
Census ACS
Vacancy rate
5.2%
Census ACS
Bachelor's degree +
39.0%
Census ACS
Rent burdened
39.4%
Census ACS (>30% income)
Median age
39.1
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