Mecklenburg County/Davidson/28036

28036

ZIPSAFMR

Mecklenburg County, NC

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ZIP Investment Score

56Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,800	$1,510	6.7%
1 BR	$1,880	$1,570	7.3%
2 BR	$2,040	$1,840	6.3%
3 BR	$2,510	$2,160	5.5%
4 BR	$3,190	$3,030	5.3%
5 BR	$3,668	Not available	5.3%
6 BR	$4,219	Not available	5.3%
7 BR	$4,852	Not available	5.3%
8 BR	$5,579	Not available	5.3%

Purchase Price Calculator

Maximum purchase price

$211,507

Cost breakdown

+Likely effective rent$1,840

HUD FMR$2,040

Market rentUsed$1,840

Est. payment standard (94%)$1,910

-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

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

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

Rolodex

Market Alignment

Studio

1.19ratio

FMR$1,800

Market$1,510

vs market+$290

FMR is above market; underwrite to market rent.

1.19

1 BR

1.20ratio

FMR$1,880

Market$1,570

vs market+$310

FMR is above market; underwrite to market rent.

1.20

2 BR

1.11ratio

FMR$2,040

Market$1,840

vs market+$200

FMR is above market; underwrite to market rent.

1.11

3 BR

1.16ratio

FMR$2,510

Market$2,160

vs market+$350

FMR is above market; underwrite to market rent.

1.16

4 BR

1.05ratio

FMR$3,190

Market$3,030

vs market+$160

FMR is near market; voucher and private rents are aligned.

1.05

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 28036 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28036 (Davidson, NC) is $2,040 a month. That is up 5.2% from $1,940 in FY 2026. Davidson 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, 28036 has the 15th-highest two-bedroom rent (county range $1,440–$2,680). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28036 is 78% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28036
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,690	$1,800	+6.5%	$1,620–$1,980
1BR	$1,770	$1,880	+6.2%	$1,692–$2,068
2BR	$1,940	$2,040	+5.2%	$1,836–$2,244
3BR	$2,410	$2,510	+4.1%	$2,259–$2,761
4BR	$3,050	$3,190	+4.6%	$2,871–$3,509

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28036
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,800	$1,880	$2,040	$2,510	$3,190
FY 2026	$1,690	$1,770	$1,940	$2,410	$3,050
FY 2025	$1,800	$1,870	$2,070	$2,570	$3,250
FY 2024	$1,480	$1,520	$1,700	$2,140	$2,730
FY 2023	$1,250	$1,280	$1,440	$1,840	$2,370

Two-bedroom rent in nearby Mecklenburg County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 28036
28027	$1,790	−12.3%
28031	$2,000	−2.0%
28035	$1,890	−7.4%
28036Current	$2,040	—
28070	$1,890	−7.4%
28075	$2,680	+31.4%
28078	$2,150	+5.4%
28079	$2,360	+15.7%
28104	$2,150	+5.4%
28105	$1,970	−3.4%
28106	$1,890	−7.4%
28107	$1,440	−29.4%

Questions about ZIP 28036 rents

How much will Section 8 pay for a two-bedroom in ZIP 28036?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,040, that basic range is $1,836 to $2,244 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 28036 in?

ZIP 28036 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 28036 for FY 2027?

The two-bedroom FMR rose 5.2%, from $1,940 in FY 2026 to $2,040 in FY 2027. Since FY 2023 it has risen 41.7%.

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 rent Davidson, NC fair market rent NC statewide rents What is SAFMR?Data sources