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Mecklenburg County/Cornelius/28031

28031

ZIPSAFMR
Mecklenburg County, NC
Zillow

ZIP Investment Score

67Below average

095130300
BRFMR
Eff. Rent
0 BR$1,760$1,440
1 BR$1,840$1,320
2 BR$2,000$1,840
3 BR$2,440$2,210
4 BR$3,110$2,560
5 BR$3,576Not available
6 BR$4,113Not available
7 BR$4,730Not available
8 BR$5,439Not available

Purchase Price Calculator

Maximum purchase price
$211,507

Cost breakdown

+Likely effective rent$1,840
HUD FMR$2,000
Market rentUsed$1,840
Est. payment standard (95%)$1,900
-Principal and interest-$1,069
Loan amount$169,205
Down payment$42,301
Rate6.50%
Term30 years
-Operating costs-$571
Property taxes-$212
Insurance-$175
Utilities$0
HOA$0
Management-$184
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,525(69.8% ROI)
Projected value
$227,770
Return breakdown
Property appreciation+$16,263
Loan principal paid down+$6,062
Rental cash flow+$7,200
5-year hold
+$50,604(119.6% ROI)
Projected value
$239,300
Return breakdown
Property appreciation+$27,794
Loan principal paid down+$10,811
Rental cash flow+$12,000
10-year hold
+$108,999(257.7% ROI)
Projected value
$270,747
Return breakdown
Property appreciation+$59,240
Loan principal paid down+$25,760
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.22
1 BR
1.39
2 BR
1.09
3 BR
1.10
4 BR
1.21
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 28031 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28031 (Cornelius, NC) is $2,000 a month. That is up 5.8% from $1,890 in FY 2026. Cornelius is in the Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 72 ZIP codes in Mecklenburg County, 28031 has the 18th-highest two-bedroom rent (county range $1,440–$2,680). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28031 is 75% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28031
BedroomsFY 2027Change90–110% range
Studio$1,760+6.7%$1,584–$1,936
1BR$1,840+7.0%$1,656–$2,024
2BR$2,000+5.8%$1,800–$2,200
3BR$2,440+4.7%$2,196–$2,684
4BR$3,110+5.1%$2,799–$3,421

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28031
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,760$1,840$2,000$2,440$3,110
FY 2026$1,650$1,720$1,890$2,330$2,960
FY 2025$1,770$1,830$2,030$2,500$3,170
FY 2024$1,520$1,560$1,750$2,180$2,790
FY 2023$1,330$1,350$1,530$1,940$2,510

Two-bedroom rent in nearby Mecklenburg County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 28031
28027$1,790−10.5%
28031Current$2,000—
28035$1,890−5.5%
28036$2,040+2.0%
28070$1,890−5.5%
28075$2,680+34.0%
28078$2,150+7.5%
28079$2,360+18.0%
28104$2,150+7.5%
28105$1,970−1.5%
28106$1,890−5.5%
28107$1,440−28.0%

Questions about ZIP 28031 rents

How much will Section 8 pay for a two-bedroom in ZIP 28031?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,000, that basic range is $1,800 to $2,200 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 28031 in?

ZIP 28031 is in the Charlotte-Concord-Gastonia, NC-SC 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 28031 for FY 2027?

The two-bedroom FMR rose 5.8%, from $1,890 in FY 2026 to $2,000 in FY 2027. Since FY 2023 it has risen 30.7%.

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 rentCornelius, NC fair market rentNC statewide rentsWhat is SAFMR?Data sources