Published market hub · September 2026
Charlotte, NC: at typical rent, a typical house misses 1.20x; the ratio works near $233,500
At typical rent ($1,984, across rentals of all kinds, apartments included, not a house rent), a house at the typical price ($392,573) comes in at 0.71x, short of the 1.20x cushion. At the typical price, a house needs about $3,335 a month in rent to clear 1.20x. At $1,984 a month, the ratio works up to a price near $233,500, a loan of about $175,100.
The numbers
DSCR is the monthly rent divided by the full monthly payment (principal, interest, taxes, insurance and any HOA dues). At 1.20x the rent is 20% more than the payment. We use 1.20x as a cushion; many DSCR lenders accept as low as 1.00x. A lender sizes the loan on the lease or the appraiser's estimate of market rent (Form 1007), often the lower of the two, not on a city figure.
Typical rent
$1,984/mo
A typical asking rent across rentals of all kinds, apartments included, not a house rent. This page has no 3-bedroom figure, so every ratio on this page uses this rent; a house usually rents for more.
Max monthly payment
$1,653/mo
Typical rent ($1,984/mo) divided by 1.20 (a 1.20x DSCR). Taxes and insurance are included in this payment; budget vacancy and repairs on top. Check it against your own numbers.
Typical home value
$392,573
The typical home value for the city as a whole.
Rent-to-price
6.1%
A year of rent divided by the typical home value. Higher means the rent does more of the work.
A typical house
0.71x DSCR
A house at $392,573 renting for $1,984 a month falls short of 1.20x and loses about $1,291 a month after a 25% set-aside for vacancy, repairs and management. The ratio works near $233,500 (41% lower); a house that rents for more, or a bigger down payment, also gets there.
Price that works
up to about $233,500
The most a house can cost at 1.20x if it rents for $1,984 a month. That clears the lender's ratio; to also cover a 25% set-aside for vacancy, repairs and management, the price needs to be near $210,200. At 1.00x, many lenders' floor, it is about $280,300, though lenders often charge more or lend less there. A cheaper house often rents for less, so check its own rent.
Assumptions for every price on this page: 25% down and a 7.5% 30-year rate. Property taxes about 1.5% and landlord insurance about 0.7% of the price a year, a rough estimate for a typical U.S. rental. No HOA dues; add them if the house has them.
- Taxes, insurance, HOA dues, vacancy, and repairs can quickly use up the rent available to cover the payment.
- Flood insurance can materially raise the monthly payment in some parts of the city.
ZIP codes
Where to start
| ZIP code | Median price | Median rent | Price that works | Verdict |
|---|---|---|---|---|
| 28213 | ~$343,999 | ~$1,599/mo | up to ~$188,300 | Median house doesn't work |
| 28217 | ~$449,450 | ~$1,634/mo | up to ~$192,400 | Median house doesn't work |
| 28202 | ~$354,995 | ~$2,091/mo | up to ~$246,200 | Median house doesn't work |
| 28205 | ~$505,248 | ~$1,747/mo | up to ~$205,700 | Median house doesn't work |
| 28208 | ~$335,000 | ~$1,770/mo | up to ~$208,400 | Median house doesn't work |
Price that works: the most you could pay at 1.20x on that ZIP's median rent, on the assumptions below. Verdicts compare it with the ZIP's median price; ZIP codes without both numbers get no verdict.
28213: Median listing price $343,999; median rent $1,599 monthly; gross rent-to-value about 5.6%.
28217: Median listing price $449,450; median rent $1,634 monthly; gross rent-to-value about 4.4%.
28202: Median listing price $354,995; median rent $2,091 monthly; gross rent-to-value about 7.1%.
28205: Median listing price $505,248; median rent $1,747 monthly; gross rent-to-value about 4.1%.
28208: Median listing price $335,000; median rent $1,770 monthly; gross rent-to-value about 6.4%.
Buy, refinance, or hold
What to do if you are buying, refinancing, or holding
Buying
Consider listings near or below the city typical value, especially those with long market time or price cuts. Confirm the house’s rent and full monthly payment before offering.
Refinancing
Check the current rent, appraised market rent, property value, and refinance costs before relying on a cash-out refinance.
Holding
Review rent, vacancy, repairs, insurance, and taxes against the monthly payment before deciding to keep or sell.
Application next step
Found a property here that works on your numbers?
Continue into Sphinx Capital's loan application when the rent on a specific property covers its full monthly payment with the 1.20x cushion. DSCRInfo will carry this market context into the application start.
If you apply with Sphinx Capital from this page, DSCRInfo may receive referral compensation. See disclosures
Risks
What could make this market stop working
- The $1,984 city rent covers all bedroom types and property types; a specific house may rent for less.
- A lower purchase price helps the payment; a lower price reduces the amount financed, while concessions only lower cash due at closing.
Buying conditions
What else we see
- Buyers have more choice: active listings are up 6.14% year over year, and homes take about 60 days to sell. Ask for a lower purchase price where the rent cannot carry the payment.
About these numbers
How this page is built
Updated September 25, 2026. City rent and home value, ZIP code prices and rents, and listing activity come from public sources, including U.S. federal and government datasets and public property listings. They show whether a market is worth a look, not whether a specific house works.
Application next step
Ready to apply?
Apply with Sphinx Capital once the market numbers and your property's numbers agree.