ZIP CODE 28269 // CHARLOTTE-CONCORD-GASTONIA, NC-SC // DATA AS OF 2026-09-30
Charlotte, NC (28269) Rental Property Cap Rate & Cash Flow Report
Located in Mecklenburg County (Charlotte, NC), Zip Code 28269 ranks #113 of 500 within this selected sample (78th percentile) with a Zillow ZHVI typical home-value index of $351,379 (-2.4% YoY) and a ZORI observed market rent of $1,835/mo (+1.8% YoY). Requires at least 43.9% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$532/mo
Annual: -$6,381/yr
Modeled Cap Rate
4.25%
NOI: $14,940/yr
Cash-on-Cash Return
-7.90%
Cash Needed: $80,817
1% Rule Ratio
0.52%
Gross Yield: 6.27%
Break-Even Rent
$2,446/mo
State Tax: 0.70%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 28269 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (NC Avg 0.70%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$1,777/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$590/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (28269)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $304,163 | $1,582/mo | 6.24% |
| 2022 | $372,805 | $1,724/mo | 5.55% |
| 2023 | $362,562 | $1,765/mo | 5.84% |
| 2024 | $369,413 | $1,779/mo | 5.78% |
| 2025 | $359,962 | $1,804/mo | 6.01% |
| 2026 | $351,379 | $1,835/mo | 6.27% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 28025 Concord, NC | $339,208 | $1,835/mo | 4.45% | -$458/mo |
| 27703 Durham, NC | $376,573 | $1,805/mo | 3.80% | -$710/mo |
| 27616 Raleigh, NC | $348,330 | $1,658/mo | 3.77% | -$667/mo |
| 27406 Greensboro, NC | $224,507 | $1,293/mo | 4.81% | -$235/mo |
| 28215 Charlotte, NC | $344,020 | $2,051/mo | 5.02% | -$299/mo |
| 27610 Raleigh, NC | $309,065 | $1,890/mo | 5.18% | -$228/mo |