Real Estate Investing in Bessemer City, North Carolina (28016)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 28016 (Bessemer City, NC)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.5% vacancy may signal weakening demand.
What’s happening in Bessemer City, NC (28016)?
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Market Analysis: 28016 Bessemer City
ZIP 28016 in Bessemer City, NC carries a impressive set of headwinds. Home values near $243K and rents of $1,366/mo sit inside a market where underwriting has to be tight.
The 28016 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 28016 sits on the difficult end of the NC spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
A significant renter share of 36% in 28016 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 28016 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Bessemer City:
Property Strategy for 28016
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $164,910 | $1,060 | 4.6% | +11.4% | $82,455 |
| 3BR | $245,538 | $1,300 | 3.8% | +9.1% | $81,846 |
| 4BR | $314,132 | $1,650 | 3.8% | +8.9% | $78,533 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 28016 Compare?
| Metric | 28016 | Bessemer City | North Carolina |
|---|---|---|---|
| Home Value | $242,809 | $242,809 | $330,565 |
| 5-Year CAGR | 6.6% | 6.6% | 7.8% |
| Avg Rent | $1,366 | $1,366 | - |
| Cap Rate | 4.4% | 4.4% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 28016 (Bessemer City, NC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $242,809 |
| Monthly Rent | $1,366 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +10.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 28016
Population: 12,882
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 28016
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,585 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the rental occupancy rate in Bessemer City, NC?
Bessemer City, NC vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How do landlord-tenant laws work in Bessemer City, NC?
NC law landlord-friendly for landlords, and Bessemer City inherits those rules. Investors should still review local ordinances for rental licensing.
Does Bessemer City, NC make sense for an investment property?
With a 3.0/5 investability score, Bessemer City, NC ranks as a solid market for rental property investors. Median prices of $243K and rents of $1,366/mo drive the underlying numbers.
What is the best play in Bessemer City, NC?
Bessemer City, NC investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($243K prices, $1,366/mo rents) make it a reasonable choice.
What do rentals go for in Bessemer City, NC?
Rental rates in Bessemer City, NC average $1,366/mo. Tenant demand and $243K home values make the yield look reasonable by investor standards.
You know 28016 now. You don’t know where it ranks.
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How 28016 ranks in Charlotte-Concord-Gastonia, NC-SC
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