ZIP CODE 28277 // CHARLOTTE-CONCORD-GASTONIA, NC-SC // DATA AS OF 2026-09-30
Charlotte, NC (28277) Rental Property Cap Rate & Cash Flow Report
Located in Mecklenburg County (Charlotte, NC), Zip Code 28277 ranks #396 of 500 within this selected sample (21th percentile) with a Zillow ZHVI typical home-value index of $602,387 (+0.4% YoY) and a ZORI observed market rent of $1,974/mo (+0.4% YoY). Requires at least 70.7% 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
-$1,931/mo
Annual: -$23,172/yr
Modeled Cap Rate
2.22%
NOI: $13,380/yr
Cash-on-Cash Return
-16.73%
Cash Needed: $138,549
1% Rule Ratio
0.33%
Gross Yield: 3.93%
Break-Even Rent
$4,194/mo
State Tax: 0.70%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 28277 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (NC Avg 0.70%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$3,046/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$859/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (28277)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $460,749 | $1,717/mo | 4.47% |
| 2022 | $549,692 | $1,913/mo | 4.18% |
| 2023 | $555,569 | $1,963/mo | 4.24% |
| 2024 | $590,718 | $1,991/mo | 4.04% |
| 2025 | $600,211 | $1,966/mo | 3.93% |
| 2026 | $602,387 | $1,974/mo | 3.93% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 27587 Wake Forest, NC | $504,797 | $1,795/mo | 2.51% | -$1,496/mo |
| 28078 Huntersville, NC | $535,352 | $1,938/mo | 2.58% | -$1,556/mo |
| 27713 Durham, NC | $409,919 | $1,544/mo | 2.73% | -$1,139/mo |
| 27519 Cary, NC | $690,357 | $1,899/mo | 1.67% | -$2,529/mo |
| 28173 Waxhaw, NC | $687,851 | $2,637/mo | 2.80% | -$1,872/mo |
| 28027 Concord, NC | $409,576 | $1,752/mo | 3.27% | -$956/mo |