6730 Mallard Park Dr · Charlotte, NC 28262

$190,000

2 bd · 2.0 ba · 1,090 sqft · Condo public records · 161 Days on market

Built 2004 $192/mo HOA · 11% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDYMAN SPECIAL! 2 bedroom/2 bathroom penthouse condo with garage! Minutes from Uptown, UNCC and everything The University has to offer. This condo only needs carpet, paint and lighting fixtures. Separate storage included! Storage and Garage are labeled. Seller is selling AS-IS/NO REPAIRS.

Key facts

• Open floor plan
• Coded gate
• Garage

Tags

• CODED GATE
• GARAGE
• FIREPLACE
• CATHEDRAL CEILING
• OPEN FLOOR PLAN
• WALK IN CLOSET

Property features AI

Finance

• HOA & community: William Douglas association; Mandatory HOA dues of $192 monthly

Exterior

• Parking: Assigned parking; Attached garage with 1 garage space; 1 open parking space
• Utilities: City water; Public sewer
• Home design: Residential condominium (high-rise); One story; Slab foundation; Site-built construction; Partial brick and vinyl exterior
• Construction: Site-built construction; Partial brick and vinyl siding; Slab foundation
• Exterior features: Rear porch; Concrete road access on a publicly maintained road; Private in-ground pool

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Fireplace in the living room; 10 total rooms; Entry level is 2
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-40 ($-480/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (10.9% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.1% in Charlotte — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#26 in NC, #2,502 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools D+, crime F.
• Charlotte-Mecklenburg Schools (urban): math 42% / reading 46% proficiency, ranked #85 of 178 in NC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Mecklenburg County population projected at +53% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $65k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $190k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.28×
• Total profit: $-38,232
• Equity at exit: $28,330

10-year hold

• IRR: -24.8%
• Equity multiple: -0.04×
• Total profit: $-55,485
• Equity at exit: $16,428

Cash invested: $53,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 28262

• Home prices YoY: -18.2%
• Rents YoY: -0.6%
• Active inventory: 190
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$996
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$79
• HOA: −$192
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-40

Break-even live

Break-even rent $1,744

Max offer price $182,939

Occupancy floor 97%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2762 Avalon Loop Rd Charlotte, NC	3.0	2.5	1272	$1,750	$1.38	22d	1	0.24mi
2762 Avalon Loop Rd Charlotte, NC	3.0	2.5	1272	$1,750	$1.38	24d	1	0.24mi
2830 Black Walnut Ln Charlotte, NC	3.0	2.0	1360	$1,849	$1.36	24d	1	0.35mi
6001 Bennettsville Ln Charlotte, NC	1.0–3.0	1.0–2.0	1071	$1,395	$1.30	2d	12	0.37mi
6415 Mallard View Ln Charlotte, NC	2.0	2.5	1072	$1,695	$1.58	24d	1	0.38mi
6366 Mallard View Ln Charlotte, NC	3.0	2.5	1325	$1,800	$1.36	24d	1	0.42mi
1813 Cagney St Charlotte, NC	3.0	2.0	1044	$1,725	$1.65	12d	1	0.54mi
1810 Cagney St Charlotte, NC	3.0	2.0	1088	$1,880	$1.73	5d	1	0.55mi
3023 Nevin Place Dr Charlotte, NC	2.0	2.5	1022	$1,650	$1.61	24d	1	0.56mi
2540 Penninger Cir Charlotte, NC	3.0	2.0	1500	$2,100	$1.40	24d	1	0.59mi
5814 Bradford Lake Ln Charlotte, NC	3.0	2.0	1475	$2,000	$1.36	16d	1	0.63mi
7023 Star Oaks Ln Charlotte, NC	2.0	2.0	1000	$1,445	$1.45	24d	1	0.64mi
7011 Star Oaks Ln Charlotte, NC	1.0–2.0	1.0–2.0	875	$1,445	$1.65	24d	12	0.65mi
1701 Clooney Ln Charlotte, NC	3.0	2.5	1450	$2,100	$1.45	3d	1	0.67mi
2830 Hosta Dr Charlotte, NC	3.0	2.0	1410	$1,850	$1.31	3d	1	0.75mi
6622 Brushwood Dr Charlotte, NC	3.0	2.0	1300	$1,995	$1.53	16d	1	0.79mi
7815 Chelsea Jade Ln Charlotte, NC	1.0–2.0	1.0–2.0	1054	$1,571	$1.49	2d	13	0.85mi
1415 Clooney Ln Charlotte, NC	3.0	2.0	1184	$1,850	$1.56	16d	1	0.86mi
1606 Termini Dr Charlotte, NC	3.0	2.5	1259	$1,645	$1.31	18d	1	0.88mi
1606 Termini Dr Charlotte, NC	3.0	2.5	1259	$1,645	$1.31	2d	1	0.88mi
3146 Baroda Ln Charlotte, NC	1.0–2.0	1.0	870	$1,450	$1.67	24d	3	0.91mi
1801 Interface Ln Charlotte, NC	1.0–3.0	1.0–2.0	995	$1,576	$1.58	3d	39	0.92mi
7116 Lowen Rd Charlotte, NC	3.0	2.5	1448	$1,939	$1.34	24d	1	1.00mi
2621 Fairstone Ave Charlotte, NC	3.0	2.5	1250	$1,095	$0.88	3d	1	1.02mi
5732 Fairchase Ave Charlotte, NC	3.0	2.0	1152	$1,700	$1.48	11d	1	1.04mi
2332 Eargle Rd Charlotte, NC	3.0	2.0	1134	$1,795	$1.58	16d	1	1.05mi
1350 Hathshire Dr Charlotte, NC	1.0	1.0	1347	$750	$0.56	24d	1	1.06mi
7352 Wingstone Ln Charlotte, NC	3.0	2.0	1400	$1,835	$1.31	16d	1	1.07mi
2749 Fairstone Ave Charlotte, NC	3.0	2.5	1348	$1,885	$1.40	15d	1	1.08mi
1018 Catalyst Blvd Charlotte, NC	2.0–3.0	2.5–3.5	1433	$2,269	$1.58	2d	14	1.12mi
7531 Double Springs Ct Charlotte, NC	3.0	2.0	1417	$1,850	$1.31	18d	1	1.13mi
7916 Harris Hill Ln Charlotte, NC	2.0	2.0	1000	$1,608	$1.61	12d	1	1.14mi
7916 Harris Hill Ln Charlotte, NC	1.0–2.0	1.0–2.0	880	$1,229	$1.40	19d	14	1.14mi
5940 Briggs Dr Charlotte, NC	3.0	2.5	1399	$1,879	$1.34	7d	1	1.16mi
2305 New England St Charlotte, NC	1.0–3.0	1.0–2.0	1100	$1,456	$1.32	2d	24	1.17mi
5405 Hilltop Cir Charlotte, NC	3.0	1.0	1148	$1,500	$1.31	22d	1	1.34mi
8230 Greenway Village Dr Charlotte, NC	1.0–3.0	1.0–2.5	1122	$1,945	$1.73	2d	21	1.39mi
4653 Perkins Rd Charlotte, NC	3.0	2.5	1400	$2,300	$1.64	24d	1	1.40mi
8108 Vinoy Blvd Charlotte, NC	1.0–2.0	1.0–2.0	948	$1,716	$1.81	1d	24	1.41mi
5200 Oxford Pond Dr Charlotte, NC	1.0–3.0	1.0–2.5	1057	$1,911	$1.81	2d	23	1.43mi

HOA detail condo

• Monthly dues: $192 · $2,304/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $190,000 Active 161 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   pricestatusdays on market $190,000 Active 160 DOM
4. 2026-06-16
   days on market $202,000 Active Under Contract 159 DOM
5. 2026-06-15
   days on market $202,000 Active Under Contract 158 DOM
6. 2026-06-13
   days on market $202,000 Active Under Contract 156 DOM
7. 2026-06-10
   days on market $202,000 Active Under Contract 152 DOM
8. 2026-06-08
   days on market $202,000 Active Under Contract 151 DOM
9. 2026-06-07
   days on market $202,000 Active Under Contract 150 DOM
10. 2026-06-04
    days on market $202,000 Active Under Contract 147 DOM
11. 2026-06-03
    days on market $202,000 Active Under Contract 146 DOM
12. 2026-06-02
    days on market $202,000 Active Under Contract 145 DOM
13. 2026-06-02
    days on market $202,000 Active Under Contract 144 DOM
14. 2026-05-31
    days on market $202,000 Active Under Contract 143 DOM
15. 2026-05-14
    historical Active Under Contract
16. 2026-05-09
    price $202,000
17. 2026-03-23
    price $208,000
18. 2026-03-23
    status Active
19. 2026-03-01
    status Pending
20. 2026-02-21
    price $215,000
21. 2026-01-12
    price $230,000
22. 2025-12-17
    listed $255,000 Active
23. 2020-05-14
    soldstatus $121,900 Closed 291-char remark

    Show marketing remark (291 chars)

    HANDYMAN SPECIAL! 2 bedroom/2 bathroom penthouse condo with garage! Minutes from Uptown, UNCC and everything The University has to offer. This condo only needs carpet, paint and lighting fixtures. Separate storage included! Storage and Garage are labeled. Seller is selling AS-IS/NO REPAIRS.

24. 2020-05-14
    soldstatus $122,000

    Show marketing remark (291 chars)

    HANDYMAN SPECIAL! 2 bedroom/2 bathroom penthouse condo with garage! Minutes from Uptown, UNCC and everything The University has to offer. This condo only needs carpet, paint and lighting fixtures. Separate storage included! Storage and Garage are labeled. Seller is selling AS-IS/NO REPAIRS.

25. 2020-04-15
    status Pending 291-char remark

    Show marketing remark (291 chars)

    HANDYMAN SPECIAL! 2 bedroom/2 bathroom penthouse condo with garage! Minutes from Uptown, UNCC and everything The University has to offer. This condo only needs carpet, paint and lighting fixtures. Separate storage included! Storage and Garage are labeled. Seller is selling AS-IS/NO REPAIRS.

26. 2020-04-10
    listed $117,900 Active 291-char remark

    Show marketing remark (291 chars)

    HANDYMAN SPECIAL! 2 bedroom/2 bathroom penthouse condo with garage! Minutes from Uptown, UNCC and everything The University has to offer. This condo only needs carpet, paint and lighting fixtures. Separate storage included! Storage and Garage are labeled. Seller is selling AS-IS/NO REPAIRS.

27. 2020-04-08
    historical $117,900 291-char remark

    Show marketing remark (291 chars)

    HANDYMAN SPECIAL! 2 bedroom/2 bathroom penthouse condo with garage! Minutes from Uptown, UNCC and everything The University has to offer. This condo only needs carpet, paint and lighting fixtures. Separate storage included! Storage and Garage are labeled. Seller is selling AS-IS/NO REPAIRS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,325 · $110/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$233/yr (+$19/mo · 17.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,324
• − Mortgage interest: −$10,643
• − Property taxes: −$1,325
• − Insurance: −$950
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − HOA: −$2,304
• − Depreciation: −$5,527
• Taxable loss: −$3,677
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $403/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charlotte-Mecklenburg Schools
• NCES district ID: 3702970
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $57,175
• Composite: 38.49/100
• National rank: #4183
• State rank: #85 of 178 in NC

Livability — Charlotte

• Score: 78/100
• State rank: #26
• US rank: #2502

Category grades

Amenities A+ Commute A+ Cost of living B Crime F Employment B- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte, NC
• County: Mecklenburg County · 1,167,319 people
• City population: 920,422
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 50,003
• Household income: $69,231
• Rent vs Own: 71.7% rent · 28.3% own
• Severe rent burden: 2877.0

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 1,305,740 people
• By 2030: 1,442,752 · +10.5%
• By 2040: 1,722,441 · +31.9%
• By 2050: 1,999,450 · +53.1%
• By 2075: 2,642,495 · +102.4%
• By 2100: 3,106,755 · +137.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 49% White 26% Asian 13% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 6% Other Asian/Pacific 5% Other Indo-European 3%

Political lean MEDSL · Mecklenburg

• 2024 margin: Solid D (+32.9) · D 65.6% · R 32.7% · Other 1.6%
• 2008→2024 swing: +8.5pp toward D · 2008: 24.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+35.1 2016: D+29.9 2012: D+22.5 2008: D+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.69%
• Current HPI: 254.9372
• Rent YoY: ▼ -0.63%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+71.3% since first listed

13 events — show timeline

• 2026-05-14 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $202,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $208,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-23 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-01 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $230,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-17 Listed $255,000 CANOPYMLS as Distributed by MLS Grid
• 2020-05-14 Sold (Public Records) $122,000 Public Records
• 2020-05-14 Sold (MLS) $121,900 CANOPYMLS as Distributed by MLS Grid
• 2020-04-15 Pending — CANOPYMLS as Distributed by MLS Grid
• 2020-04-10 Listed $117,900 CANOPYMLS as Distributed by MLS Grid
• 2020-04-08 Coming Soon $117,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $1,325 · +1.6% YoY. Source: county tax records.