Skip to main content
Loading page
Lincoln County/Bessemer City/28016

28016

ZIPSAFMR
Lincoln County, NC
Zillow

ZIP Investment Score

86Below average

095130300
BRFMR
Eff. Rent
0 BR$940$1,030
1 BR$980$1,060
2 BR$1,070$1,180
3 BR$1,310$1,440
4 BR$1,660$1,830
5 BR$1,909Not available
6 BR$2,195Not available
7 BR$2,525Not available
8 BR$2,903Not available

Purchase Price Calculator

Maximum purchase price
$113,431

Cost breakdown

+Likely effective rent$1,180
HUD FMR$1,070
Market rent$1,320
Est. payment standard (110%)Used$1,180
-Principal and interest-$574
Loan amount$90,745
Down payment$22,686
Rate6.50%
Term30 years
-Operating costs-$406
Property taxes-$113
Insurance-$175
Utilities$0
HOA$0
Management-$118
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,173(84.5% ROI)
Projected value
$122,153
Return breakdown
Property appreciation+$8,722
Loan principal paid down+$3,251
Rental cash flow+$7,200
5-year hold
+$32,703(144.2% ROI)
Projected value
$128,337
Return breakdown
Property appreciation+$14,906
Loan principal paid down+$5,798
Rental cash flow+$12,000
10-year hold
+$69,585(306.7% ROI)
Projected value
$145,201
Return breakdown
Property appreciation+$31,770
Loan principal paid down+$13,815
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
0.82
1 BR
0.88
2 BR
0.81
3 BR
0.76
4 BR
0.83
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 28016 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28016 (Bessemer City, NC) is $1,070 a month. That is up 0.9% from $1,060 in FY 2026. Bessemer City is in the Lincoln County, NC HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 14 ZIP codes in Lincoln County, 28016 is tied for the 9th-highest two-bedroom rent (county range $1,010–$1,620). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28016 is 7% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28016
BedroomsFY 2027Change90–110% range
Studio$940+2.2%$846–$1,034
1BR$980+2.1%$882–$1,078
2BR$1,070+0.9%$963–$1,177
3BR$1,310+0.8%$1,179–$1,441
4BR$1,660+0.6%$1,494–$1,826

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28016
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$940$980$1,070$1,310$1,660
FY 2026$920$960$1,060$1,300$1,650
FY 2025$1,020$1,060$1,170$1,440$1,830
FY 2024$890$920$1,030$1,280$1,640
FY 2023$790$810$910$1,150$1,490

Two-bedroom rent in nearby Lincoln County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 28016
28006$1,310+22.4%
28016Current$1,070—
28021$1,120+4.7%
28033$1,060−0.9%
28034$1,0700.0%
28037$1,320+23.4%
28080$1,330+24.3%
28090$1,010−5.6%
28092$1,090+1.9%
28093$1,140+6.5%
28164$1,350+26.2%
28168$1,030−3.7%

Questions about ZIP 28016 rents

How much will Section 8 pay for a two-bedroom in ZIP 28016?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,070, that basic range is $963 to $1,177 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 28016 in?

ZIP 28016 is in the Lincoln County, NC HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 28016 for FY 2027?

The two-bedroom FMR rose 0.9%, from $1,060 in FY 2026 to $1,070 in FY 2027. Since FY 2023 it has risen 17.6%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentBessemer City, NC fair market rentNC statewide rentsWhat is SAFMR?Data sources