Location: Columbus County, NC | Metro: Columbus 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 | $1,090 |
| 1 Bedroom | $1,090 |
| 2 Bedrooms | $1,280 |
| 3 Bedrooms | $1,530 |
| 4 Bedrooms | $1,680 |
| 5 Bedrooms | $1,949 |
| 6 Bedrooms | $2,183 |
| 7 Bedrooms | $2,358 |
| 8 Bedrooms | $2,476 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,530 | $323,114 | 0.47% | F |
U.S. Census Bureau data (2024)
The ZIP code 28450 presents a unique challenge for renters and landlords alike. The median household income stands at $69,554, which places significant constraints on what families can afford in terms of monthly rent. At the current market rate of $817 per month, as reported by the Census Bureau's American Community Survey (ACS), a substantial portion of the average household's income would be dedicated to housing costs. This represents approximately 12.3% of their annual income, a figure that stretches the typical budgetary guidelines for housing expenses.
Comparatively, the Fair Market Rent (FMR) set by HUD for fiscal year 2026 is $1,190. This amount far exceeds both the median income and the market rate, indicating that the rental assistance vouchers available in this area offer higher rates to landlords than what the market naturally dictates. However, given the median income level, it is unlikely that many renters will qualify for these higher voucher amounts without additional considerations such as family size or other financial hardships.
The ZIP code has a relatively low percentage of renters at 26.8%, with a total population of 2,337. This means that the competition among landlords for tenants is moderate but not overly intense. The affordability gap between the median income and the market rate, as well as the disparity between the market rate and the voucher standard, suggests that landlords might find themselves in a position where accepting vouchers could be more lucrative than relying solely on cash-paying tenants who are limited by the local market rate.
For landlords and small-portfolio investors considering their strategy, the takeaway is clear. While the majority of renters may struggle to pay the market rate of $817 due to the median income, the opportunity to receive $1,190 through voucher programs presents a more stable and financially beneficial alternative. Landlords should consider the potential benefits of participating in voucher programs to attract tenants who otherwise might not be able to afford the housing in this area, ensuring a steady stream of income and reducing vacancy rates.
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.