Location: Columbus County, NC | Metro: Bladen County, NC
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $890 |
| 1 Bedroom | $900 |
| 2 Bedrooms | $1,150 |
| 3 Bedrooms | $1,520 |
| 4 Bedrooms | $1,560 |
| 5 Bedrooms | $1,810 |
| 6 Bedrooms | $2,027 |
| 7 Bedrooms | $2,189 |
| 8 Bedrooms | $2,298 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,520 | $169,107 | 0.9% | C |
U.S. Census Bureau data (2024)
The real estate market in ZIP code 28433 is poised for careful consideration by landlords and small-portfolio investors. With a median home value of $143,708, the area reflects a stable housing environment, suitable for both owner-occupiers and rental investments. The absence of percentage data on listings that have been reduced suggests a market where sellers are holding firm on their asking prices, indicating strong seller confidence and potentially less negotiation room for buyers.
The median days on market (DOM) being listed as N/A points to either a very active market where homes sell quickly, or a data collection issue. If we assume the former, it would imply a robust demand for housing in 28433, which could support higher rents and property values in the near future. However, without specific DOM data, we cannot definitively conclude the speed at which properties are selling.
Moving to the rental side, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is projected at $1,070. This compares to the current market rent of $922, according to Census ACS data. The gap between the projected FMR and the current market rent signals an upward trend in rental prices, suggesting that landlords can gradually increase rents to align with the FMR over the next few years without significant pushback from tenants.
For long-term investors, the setup in 28433 implies a moderate appreciation thesis. The stable median home value combined with the potential for increasing rental income provides a solid foundation for investment growth. However, the lack of historical price change data means there's no definitive evidence of past appreciation trends. Investors should focus on maintaining properties to ensure they keep pace with rising rents and prepare for gradual value increases as the market adjusts to new economic conditions.
In summary, the combination of a stable median home value and the potential for rental price increases in 28433 presents a favorable scenario for landlords and small-portfolio investors. While the data does not explicitly predict future movements, it indicates a market where pricing power can be maintained and potentially strengthened over the next 12-24 months.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.