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Cleveland County/Kings Mountain/28086

28086

ZIPSAFMR
Cleveland County, NC
Zillow

ZIP Investment Score

84Below average

095130300
BRFMR
Eff. Rent
0 BR$900$990
1 BR$910$1,000
2 BR$1,050$1,100
3 BR$1,430$1,570
4 BR$1,510$1,660
5 BR$1,736Not available
6 BR$1,997Not available
7 BR$2,297Not available
8 BR$2,641Not available

Purchase Price Calculator

Maximum purchase price
$101,543

Cost breakdown

+Likely effective rent$1,100
HUD FMR$1,050
Market rent$1,130
Est. payment standard (105%)Used$1,100
-Principal and interest-$513
Loan amount$81,234
Down payment$20,309
Rate6.50%
Term30 years
-Operating costs-$387
Property taxes-$102
Insurance-$175
Utilities$0
HOA$0
Management-$110
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,918(88.2% ROI)
Projected value
$109,351
Return breakdown
Property appreciation+$7,808
Loan principal paid down+$2,910
Rental cash flow+$7,200
5-year hold
+$30,534(150.3% ROI)
Projected value
$114,887
Return breakdown
Property appreciation+$13,344
Loan principal paid down+$5,190
Rental cash flow+$12,000
10-year hold
+$64,808(319.1% ROI)
Projected value
$129,984
Return breakdown
Property appreciation+$28,441
Loan principal paid down+$12,367
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.68
1 BR
0.82
2 BR
0.93
3 BR
0.82
4 BR
0.77
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 28086 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28086 (Kings Mountain, NC) is $1,050 a month. That is up 8.2% from $970 in FY 2026. Kings Mountain is in the Cleveland County, NC non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,014. Among 18 ZIP codes in Cleveland County, 28086 has the 4th-highest two-bedroom rent (county range $1,010–$1,130). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28086 is 8% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28086
BedroomsFY 2027Change90–110% range
Studio$900+12.5%$810–$990
1BR$910+11.0%$819–$1,001
2BR$1,050+8.2%$945–$1,155
3BR$1,430+8.3%$1,287–$1,573
4BR$1,510+7.1%$1,359–$1,661

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28086
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$900$910$1,050$1,430$1,510
FY 2026$800$820$970$1,320$1,410
FY 2025$800$820$990$1,360$1,510
FY 2024$880$910$1,020$1,270$1,630
FY 2023$780$800$900$1,140$1,470

Two-bedroom rent in nearby Cleveland County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 28086
28021$1,120+6.7%
28038$1,010−3.8%
28040$1,010−3.8%
28042$1,010−3.8%
28073$1,040−1.0%
28086Current$1,050—
28089$1,040−1.0%
28090$1,010−3.8%
28114$1,010−3.8%
28136$1,040−1.0%
28150$1,040−1.0%
28151$1,010−3.8%

Questions about ZIP 28086 rents

How much will Section 8 pay for a two-bedroom in ZIP 28086?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,014, which applies unless the housing authority uses Small Area FMRs, that basic range is $913 to $1,115 a month; under the ZIP-level Small Area FMR of $1,050 it would be $945 to $1,155. 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 28086 in?

ZIP 28086 is in the Cleveland County, NC non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,014.

How much did fair market rent change in ZIP 28086 for FY 2027?

The two-bedroom FMR rose 8.2%, from $970 in FY 2026 to $1,050 in FY 2027. Since FY 2023 it has risen 16.7%.

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