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Union County/Marshville/28103

28103

ZIPSAFMR
Union County, NC
Zillow

ZIP Investment Score

64Below average

095130300
BRFMR
Eff. Rent
0 BR$1,150$1,270
1 BR$1,190$1,310
2 BR$1,300$1,430
3 BR$1,590$1,710
4 BR$2,020$2,020
5 BR$2,323Not available
6 BR$2,671Not available
7 BR$3,072Not available
8 BR$3,533Not available

Purchase Price Calculator

Maximum purchase price
$150,581

Cost breakdown

+Likely effective rent$1,430
HUD FMR$1,300
Market rent$1,570
Est. payment standard (110%)Used$1,430
-Principal and interest-$761
Loan amount$120,465
Down payment$30,116
Rate6.50%
Term30 years
-Operating costs-$469
Property taxes-$151
Insurance-$175
Utilities$0
HOA$0
Management-$143
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$23,094(76.7% ROI)
Projected value
$162,159
Return breakdown
Property appreciation+$11,578
Loan principal paid down+$4,316
Rental cash flow+$7,200
5-year hold
+$39,484(131.1% ROI)
Projected value
$170,368
Return breakdown
Property appreciation+$19,788
Loan principal paid down+$7,697
Rental cash flow+$12,000
10-year hold
+$84,515(280.6% ROI)
Projected value
$192,756
Return breakdown
Property appreciation+$42,175
Loan principal paid down+$18,339
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.79
1 BR
0.82
2 BR
0.83
3 BR
0.89
4 BR
1.00
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 28103 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28103 (Marshville, NC) is $1,300 a month. That is up 8.3% from $1,200 in FY 2026. Marshville 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 14 ZIP codes in Union County, 28103 has the 13th-highest two-bedroom rent (county range $1,250–$2,360). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28103 is 14% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28103
BedroomsFY 2027Change90–110% range
Studio$1,150+9.5%$1,035–$1,265
1BR$1,190+9.2%$1,071–$1,309
2BR$1,300+8.3%$1,170–$1,430
3BR$1,590+7.4%$1,431–$1,749
4BR$2,020+7.4%$1,818–$2,222

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28103
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,150$1,190$1,300$1,590$2,020
FY 2026$1,050$1,090$1,200$1,480$1,880
FY 2025$1,160$1,200$1,330$1,640$2,080
FY 2024$1,010$1,030$1,160$1,450$1,850
FY 2023$920$940$1,060$1,340$1,740

Two-bedroom rent in nearby Union County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 28103
28079$2,360+81.5%
28103Current$1,300—
28104$2,150+65.4%
28105$1,970+51.5%
28107$1,440+10.8%
28108$1,970+51.5%
28110$1,620+24.6%
28111$1,760+35.4%
28112$1,360+4.6%
28133$1,250−3.8%
28135$1,320+1.5%
28173$2,110+62.3%

Questions about ZIP 28103 rents

How much will Section 8 pay for a two-bedroom in ZIP 28103?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,300, that basic range is $1,170 to $1,430 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 28103 in?

ZIP 28103 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 28103 for FY 2027?

The two-bedroom FMR rose 8.3%, from $1,200 in FY 2026 to $1,300 in FY 2027. Since FY 2023 it has risen 22.6%.

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