2014 Countrymens Ct #58 · Charlotte, NC 28210

$99,500

1 bd · 1.0 ba · 667 sqft · Condo public records · 112 Days on market

Built 1972 $195/mo HOA · 19% of rent

---

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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 1 bedroom, 1 bath condo in Sharon Lakes. New carpet, light gray vinyl wood flooring. Nice light and airy kitchen. White cabinetry. Located on the 2nd floor, with nice private balcony overlooking vast green space. Conveniently located close to I-77, South Boulevard, restaurants, shopping, Light Rail and public transportation. Great for an investor or owner occupant. Vacant and easy to show! These rent for $850 - $950 a month

Key facts

• $195 HOA
• Community pool
• Built 1972

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-16 ($-191/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (2.8% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (-1.0%/yr); 246 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent is only 12% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k 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 112 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $90,545 (9.0% 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 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.05% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 8.0

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-20,075
• Equity at exit: $14,836

10-year hold

• IRR: -27.6%
• Equity multiple: -0.08×
• Total profit: $-30,123
• Equity at exit: $8,603

Cash invested: $27,860 (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 28210

• Rents YoY: -1.0%
• Active inventory: 246
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$522
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$41
• HOA: −$195
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-16

Break-even live

Break-even rent $1,060

Max offer price $96,695

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 Countrymens Ct #65 Charlotte, NC	1.0	1.0	738	$950	$1.29	23d	1	0.01mi
1937 Sharon Rd W Charlotte, NC	1.0–2.0	1.0–2.0	800	$999	$1.25	23d	1	0.23mi
7808 Andover Woods Dr Charlotte, NC	1.0–2.0	1.0–2.0	916	$975	$1.06	2d	31	0.29mi
2123 El Verano Cir Charlotte, NC	1.0–2.0	1.0	787	$1,050	$1.33	4d	10	0.30mi
8000 Waterford Lakes Dr Charlotte, NC	1.0–3.0	1.0–2.0	915	$1,020	$1.11	2d	98	0.42mi
8200 Riverbirch Dr Charlotte, NC	1.0–3.0	1.0–2.0	1048	$940	$0.90	1d	31	0.46mi
8625 Winter Oaks Ln Charlotte, NC	1.0–3.0	1.0–2.0	977	$1,029	$1.05	1d	81	0.46mi
7600 Antlers Ln Charlotte, NC	3.0	1.0–2.0	854	$1,173	$1.37	1d	40	0.51mi
1600 Village Brook Dr Charlotte, NC	1.0–2.0	1.0–2.0	709	$1,025	$1.44	2d	11	0.59mi
1226 Bexton St Charlotte, NC	3.0	1.0–2.0	1001	$1,525	$1.52	2d	20	0.84mi
9056 Arborgate Dr Charlotte, NC	1.0–2.0	1.0–2.0	786	$1,105	$1.41	3d	1	1.28mi
8508 Lodge South Cir Charlotte, NC	3.0	1.0–2.0	897	$1,177	$1.31	2d	17	1.48mi

HOA detail condo

• Monthly dues: $195 · $2,340/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2023-01-04
   soldstatus $92,000
2. 2022-12-16
   status Pending
3. 2022-10-26
   status Active
4. 2022-10-26
   price $99,500
5. 2022-10-26
   status Active
6. 2022-09-21
   historical Active Under Contract
7. 2022-09-13
   price $101,500
8. 2022-08-27
   listed $103,000 Active
9. 2022-08-25
   historical $103,000
10. 2022-03-11
    soldstatus $96,000 Closed 433-char remark

    Show marketing remark (433 chars)

    Great 1 bedroom, 1 bath condo in Sharon Lakes. New carpet, light gray vinyl wood flooring. Nice light and airy kitchen. White cabinetry. Located on the 2nd floor, with nice private balcony overlooking vast green space. Conveniently located close to I-77, South Boulevard, restaurants, shopping, Light Rail and public transportation. Great for an investor or owner occupant. Vacant and easy to show! These rent for $850 - $950 a month

11. 2022-03-11
    soldstatus $96,000

    Show marketing remark (433 chars)

    Great 1 bedroom, 1 bath condo in Sharon Lakes. New carpet, light gray vinyl wood flooring. Nice light and airy kitchen. White cabinetry. Located on the 2nd floor, with nice private balcony overlooking vast green space. Conveniently located close to I-77, South Boulevard, restaurants, shopping, Light Rail and public transportation. Great for an investor or owner occupant. Vacant and easy to show! These rent for $850 - $950 a month

12. 2022-03-03
    historical Active Under Contract 433-char remark

    Show marketing remark (433 chars)

    Great 1 bedroom, 1 bath condo in Sharon Lakes. New carpet, light gray vinyl wood flooring. Nice light and airy kitchen. White cabinetry. Located on the 2nd floor, with nice private balcony overlooking vast green space. Conveniently located close to I-77, South Boulevard, restaurants, shopping, Light Rail and public transportation. Great for an investor or owner occupant. Vacant and easy to show! These rent for $850 - $950 a month

13. 2022-02-19
    listed $99,500 Active 433-char remark

    Show marketing remark (433 chars)

    Great 1 bedroom, 1 bath condo in Sharon Lakes. New carpet, light gray vinyl wood flooring. Nice light and airy kitchen. White cabinetry. Located on the 2nd floor, with nice private balcony overlooking vast green space. Conveniently located close to I-77, South Boulevard, restaurants, shopping, Light Rail and public transportation. Great for an investor or owner occupant. Vacant and easy to show! These rent for $850 - $950 a month

14. 2017-05-26
    soldstatus $480,000
15. 2007-11-28
    soldstatus $128,000
16. 2006-05-31
    soldstatus $633,000
17. 2002-05-29
    soldstatus $31,500
18. 2002-05-29
    soldstatus $73,000
19. 1998-05-28
    soldstatus $264,000
20. 1984-02-01
    soldstatus $34,000

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,479
• − Mortgage interest: −$5,574
• − Property taxes: −$950
• − Insurance: −$498
• − Repairs & maintenance: −$998
• − Management: −$998
• − HOA: −$2,340
• − Depreciation: −$2,895
• Taxable loss: −$1,773
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $235/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): 47,359
• Household income: $100,824
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2363.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 20% Two or more races 13% Black 12% Asian 3%
• Hispanic origin (detail): Mexican 5% Dominican 1%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 19% · Canada, Jamaica, Guatemala
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -521.35%
• Current HPI: 316.6779
• Rent YoY: ▼ -1.00%
• 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

+170.6% since first listed

20 events — show timeline

• 2023-01-04 Sold (Public Records) $92,000 Public Records
• 2022-12-16 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-10-26 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-10-26 Price Changed $99,500 CANOPYMLS as Distributed by MLS Grid
• 2022-10-26 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-09-21 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-09-13 Price Changed $101,500 CANOPYMLS as Distributed by MLS Grid
• 2022-08-27 Listed $103,000 CANOPYMLS as Distributed by MLS Grid
• 2022-08-25 Coming Soon $103,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-11 Sold (Public Records) $96,000 Public Records
• 2022-03-11 Sold (MLS) $96,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-03 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-02-19 Listed $99,500 CANOPYMLS as Distributed by MLS Grid
• 2017-05-26 Sold (Public Records) $480,000 Public Records
• 2007-11-28 Sold (Public Records) $128,000 Public Records
• 2006-05-31 Sold (Public Records) $633,000 Public Records
• 2002-05-29 Sold (Public Records) $73,000 Public Records
• 2002-05-29 Sold (Public Records) $31,500 Public Records
• 1998-05-28 Sold (Public Records) $264,000 Public Records
• 1984-02-01 Sold (Public Records) $34,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $950 · +2.2% YoY. Source: county tax records.