11625 Boxer Ln · Charlotte, NC 28269

$276,650

3 bd · 2.0 ba · 1,383 sqft · Other public records · 26 Days on market

Built 2001

---

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 +12.8/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Awesome 3 bedroom , 2 1/2 bathroom townhome located in the Hunter Downs community. The home was built by Portrait Homes and has a dynamic layout. This home is an end unit and sits right next to a beautiful park-like setting with a gazebo. The Master Bedroom is on the main level and comes complete with a ceiling fan and dual sinkbowl vanity top in the Master Bathroom. The kitchen is large with a breakfast nook and a peninsula for seating. Just off the kitchen is a 1/2 bath. On the 2nd floor is the second full bath (also with dual sinkbowls), the 2nd and 3rd bedroom. The 3rd bedroom has a large walk-in closet as well as a small linen closet. This town home provides easy access to Interstate 8

Key facts

• Park like setting
• Community pool
• End unit

Tags

• END UNIT
• PARK LIKE SETTING
• COMMUNITY POOL
• MAINTENANCE FREE

Property features AI

Exterior

• Home design: 1,383 living area; Built in 2001
• Construction: Built in 2001
• Exterior features: Located in the Davis Lake - Eastfield subdivision

Interior

• Bedrooms: Built in 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $277k.

Deal economics

• At list price, monthly cash flow is $-26 ($-309/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (22.2% below list).
• Recommended offer: $215k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 flat; 576 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 26 days — a 2% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $277k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $215,148 (22.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-51,976
• Equity at exit: $41,249

10-year hold

• IRR: -18.3%
• Equity multiple: 0.11×
• Total profit: $-68,846
• Equity at exit: $23,920

Cash invested: $77,462 (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 28269

• Home prices YoY: -19.9%
• Rents YoY: 0.4%
• Active inventory: 576
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,451
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-26

Break-even live

Break-even rent $2,184

Max offer price $272,102

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $53	+0% $-26	+5% $-104	+10% $-182
Rent	-10% $-196	-5% $-111	+0% $-26	+5% $59	+10% $144
Rate	-1.0pp $114	-0.5pp $45	base $-26	+0.5pp $-97	+1.0pp $-170

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: $69,162
• Closing costs: $8,300
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10519 Yellow Rose Ln Unit 1 Charlotte, NC	3.0	3.5	1850	$2,150	$1.16	14d	1	0.09mi
10643 Greyhound Dr Charlotte, NC	2.0	2.5	1426	$2,300	$1.61	24d	1	0.12mi
11136 White Stag Dr Charlotte, NC	3.0	2.5	1293	$2,039	$1.58	4d	1	0.41mi
10203 Green Hedge Ave Charlotte, NC	3.0	2.0	1178	$1,799	$1.53	4d	1	0.44mi
11717 Black Maple Ave Charlotte, NC	3.0	2.5	1780	$2,105	$1.18	24d	1	0.50mi
11718 Black Maple Ave Charlotte, NC	3.0	2.0	1296	$1,955	$1.51	4d	1	0.54mi
9314 Broken Pine Ln Charlotte, NC	3.0	2.0	1154	$1,839	$1.59	5d	1	0.66mi
5607 Axil Ln Charlotte, NC	3.0	2.5	1750	$2,600	$1.49	24d	1	0.83mi
5902 Shining Oak Ln Charlotte, NC	3.0	2.5	1791	$2,115	$1.18	3d	1	0.85mi
12135 Brownestone View Dr Charlotte, NC	3.0	2.0	1487	$1,939	$1.30	24d	1	0.90mi
12580 Jessica Pl Charlotte, NC	2.0	2.5	1440	$1,950	$1.35	24d	1	1.01mi
6503 Ziegler Ln Charlotte, NC	2.0	2.0	1068	$1,800	$1.69	24d	1	1.02mi
16200 Croft Dr Charlotte, NC	1.0–2.0	1.0–2.0	940	$2,194	$2.33	11d	16	1.06mi
7304 Brice Knoll Ln Charlotte, NC	1.0–3.0	1.0–2.0	1129	$2,325	$2.06	3d	23	1.12mi
5030 Cardinal Spring Rd Charlotte, NC	1.0–3.0	1.0–2.0	1115	$3,039	$2.73	8d	54	1.13mi
4962 Kotlik Dr Charlotte, NC	2.0	2.0	1190	$1,725	$1.45	5d	1	1.20mi
8002 Browne Rd Charlotte, NC	3.0	2.0	1860	$2,600	$1.40	18d	1	1.24mi
12623 Shuman Ln Charlotte, NC	3.0	2.5	1513	$2,025	$1.34	17d	1	1.25mi
4276 Sutwick Dr Charlotte, NC	2.0	2.5	1296	$1,950	$1.50	24d	1	1.26mi
4602 Quinton Ln Charlotte, NC	3.0	2.5	1365	$1,845	$1.35	18d	1	1.27mi
6615 Cerris Dr Unit C1 Charlotte, NC	3.0	2.0	1308	$2,454	$1.88	24d	1	1.27mi
6615 Cerris Dr Charlotte, NC	1.0–3.0	1.0–2.0	1032	$2,554	$2.47	15d	32	1.27mi
6615 Cerris Dr Unit B1 Charlotte, NC	2.0	2.0	1175	$1,937	$1.65	24d	1	1.27mi
4300 Hucks Rd Charlotte, NC	4.0	2.5	1858	$3,152	$1.70	2d	1	1.29mi
13111 Tadeo Dr Huntersville, NC	3.0	1.0–2.0	1271	$2,843	$2.24	3d	150	1.31mi
4708 Pepperstone Ln Charlotte, NC	2.0	2.5	1500	$1,999	$1.33	17d	1	1.31mi
12550 McGrath Dr Charlotte, NC	2.0	2.5	1280	$1,850	$1.45	24d	1	1.31mi
12640 Cardinal Point Rd Charlotte, NC	3.0	2.5	1608	$1,455	$0.90	14d	1	1.32mi
13428 Bryton Gap Blvd Huntersville, NC	1.0–3.0	1.0–2.0	1062	$2,066	$1.94	3d	25	1.33mi
4930 Goose Crk Dr Charlotte, NC	3.0	1.0–2.5	1338	$2,320	$1.73	3d	1	1.34mi
4719 Forestridge Commons Dr Unit 4719 Charlotte, NC	3.0	2.0	1576	$1,945	$1.23	24d	1	1.38mi
2020 Winters Eve Dr Charlotte, NC	2.0	1.0–2.0	910	$1,920	$2.11	2d	24	1.46mi
5410 Prosperity Ridge Rd Charlotte, NC	1.0–3.0	1.0–2.0	892	$1,938	$2.17	2d	27	1.47mi
8606 Beaver Creek Dr Charlotte, NC	2.0	2.5	1134	$1,749	$1.54	8d	1	1.48mi
8606 Beaver Creek Dr Charlotte, NC	2.0	2.5	1134	$1,749	$1.54	3d	1	1.48mi
3030 Barrow Rd Charlotte, NC	1.0–3.0	1.0–2.0	1144	$2,217	$1.94	2d	23	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $276,650 Active 26 DOM
2. 2026-06-18
   days on market $276,650 Active 23 DOM
3. 2026-06-17
   days on market $276,650 Active 22 DOM
4. 2026-06-16
   days on market $276,650 Active 21 DOM
5. 2026-06-15
   days on market $276,650 Active 20 DOM
6. 2026-06-13
   days on market $276,650 Active 18 DOM
7. 2026-06-10
   days on market $276,650 Active 14 DOM
8. 2026-06-07
   days on market $276,650 Active 12 DOM
9. 2026-06-04
   days on market $276,650 Active 9 DOM
10. 2026-06-03
    days on market $276,650 Active 8 DOM
11. 2026-06-02
    days on market $276,650 Active 7 DOM
12. 2026-06-02
    days on market $276,650 Active 6 DOM
13. 2026-05-31
    days on market $276,650 Active 5 DOM
14. 2026-05-26
    listed $276,650 Active
15. 2018-10-11
    soldstatus $135,000
16. 2007-10-02
    soldstatus $110,000
17. 2001-10-31
    soldstatus $113,500

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $2,269 · $189/mo
• Expected delta: +$356/yr (+$30/mo · 18.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,818
• − Mortgage interest: −$15,497
• − Property taxes: −$1,912
• − Insurance: −$1,383
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$8,048
• Taxable loss: −$5,153
• Est. tax savings @ 24.0%: +$1,237
• After-tax cash flow: $928/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): 79,586
• Household income: $81,517
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 2818.0

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 0.66)
• Race & ethnicity: Black 50% White 27% Hispanic / Latino 15% Two or more races 5% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 13% French/Haitian/Cajun 2% Other Asian/Pacific 2%

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: ▼ -62.04%
• Current HPI: 249.6732
• Rent YoY: ▲ 0.43%
• 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

+143.7% since first listed

4 events — show timeline

• 2026-05-26 Listed $276,650 FSBO.com
• 2018-10-11 Sold (Public Records) $135,000 Public Records
• 2007-10-02 Sold (Public Records) $110,000 Public Records
• 2001-10-31 Sold (Public Records) $113,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,912 · +1.5% YoY. Source: county tax records.