Beethoven Plan · Charlotte, NC 28216

$299,990

3 bd · 2.5 ba · 1,681 sqft · Townhouse · 86 Days on market

Excellent condition

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Ryan Homes at Sunset Creek! The Beethoven townhome offers a surprising amount of living space and an abundance of natural light, making it feel more like a single-family home. The main level features a spacious kitchen with a large island and a deck, perfect for cooking and entertaining, which opens up to a bright and airy living room. Upstairs, you'll find two bedrooms with plenty of closet space, a full hall bath, and a luxurious Owner's Suite complete with a tray ceiling and an expansive walk-in closet. The separate Owner's Bath includes a dual vanity for added convenience. Plus, the Beethoven offers optional upgrades like a recreation room, study, and powder room, providing e

Key facts

• Double vanity
• Bright kitchen
• Open living room

Tags

• CONVENIENT LAUNDRY ROOM
• WALK IN CLOSET
• ENSUITE BATHROOM
• DOUBLE VANITY
• BRIGHT KITCHEN
• OPEN LIVING ROOM

Property features AI

Finance

• Other: Address: Beethoven Plan, Charlotte, NC 28216; Listing status: Active
• Financial info: List price $299,990

Exterior

• Utilities: Central air
• Home design: Plan: Beethoven; New construction plan
• Construction: 1,681 living area (plan); Built 2026 (plan year)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Central air conditioning

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $321,071.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (14.3% below list).
• Recommended offer: $257k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 rising (+2.1%/yr); 463 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• At $2,571/mo this rent would consume 47% of the median local household income ($66k/yr) (locally 3184% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 86 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,144 (14.3% 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 86 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $321,071
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1805 Woodlands Pointe Dr	0.04mi	3/2.5	1,681 (0%)	14mo	$323,365	$192	86
2159 Primm Farms Dr Unit C	0.07mi	3/2.5	1,689 (+0%)	12mo	$310,345	$184	86
2124 Primm Farms Dr Unit E	0.04mi	3/2.5	1,695 (+1%)	13mo	$331,405	$196	86
2132 Primm Farms Dr	0.03mi	3/2.5	1,717 (+2%)	13mo	$304,990	$178	84
2170 Primm Farms Dr Unit D	0.05mi	3/3.0	1,689 (+0%)	14mo	$322,000	$191	83
2162 Primm Farms Dr	0.05mi	3/2.5	1,689 (+0%)	16mo	$314,990	$186	83
1828 Woodlands Pointe Dr	0.00mi	3/2.5	1,717 (+2%)	17mo	$304,990	$178	82
1809 Woodlands Pointe Dr	0.04mi	3/3.0	1,717 (+2%)	14mo	$312,450	$182	81
2608 Coretha Ct	0.09mi	3/2.5	1,576 (-6%)	5mo	$291,590	$185	81
2604 Coretha Ct	0.09mi	3/2.5	1,567 (-7%)	5mo	$308,970	$197	80
2113 Gemway Dr	0.58mi	3/2.5	1,567 (-7%)	13mo	$310,000	$198	50
2117 Gemway Dr	0.59mi	3/2.5	1,567 (-7%)	13mo	$310,000	$198	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-66,284
• Equity at exit: $47,873

10-year hold

• IRR: -17.4%
• Equity multiple: 0.08×
• Total profit: $-82,432
• Equity at exit: $27,760

Cash invested: $89,900 (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 28216

• Home prices YoY: -31.8%
• Rents YoY: 2.1%
• Active inventory: 463
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$1,684
• Tax est. 1.5%: −$401 /mo · $4,816/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-187

Break-even live

Break-even rent $2,809

Max offer price $293,952

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-76	+0% $-187	+5% $-298	+10% $-409
Rent	-10% $-391	-5% $-289	+0% $-187	+5% $-86	+10% $16
Rate	-1.0pp $-26	-0.5pp $-106	base $-187	+0.5pp $-271	+1.0pp $-355

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: $80,268
• Closing costs: $9,632
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Summer Coach Dr Charlotte, NC	3.0	2.5	1568	$1,930	$1.23	5d	1	0.34mi
2113 Gemway Dr Charlotte, NC	3.0	2.5	1567	$1,875	$1.20	5d	1	0.58mi
2423 Sunset Oaks Dr Charlotte, NC	4.0	2.5	2100	$2,200	$1.05	24d	1	0.68mi
3920 Oakdale Rd Unit 1466115P Charlotte, NC	4.0	2.5	1883	$4,138	$2.20	4d	1	0.74mi
6319 Elliott Dr Charlotte, NC	4.0	3.0	2250	$2,099	$0.93	24d	1	0.75mi
2027 Swan Dr Charlotte, NC	3.0	2.5	1500	$2,567	$1.71	15d	13	0.82mi
4122 Bunker Dr Unit 1466112P Charlotte, NC	4.0	2.5	1883	$3,775	$2.00	3d	1	0.86mi
4118 Bunker Dr Unit 1367336P Charlotte, NC	4.0	2.5	1883	$3,453	$1.83	4d	1	0.86mi
4106 Bunker Dr Unit 1323445P Charlotte, NC	4.0	2.5	1883	$3,740	$1.99	5d	1	0.87mi
4016 Bunker Dr Unit 1466113P Charlotte, NC	4.0	2.5	1883	$3,714	$1.97	2d	1	0.87mi
4016 Bunker Dr Unit 1367338P Charlotte, NC	4.0	2.5	1883	$3,795	$2.02	8d	1	0.87mi
3121 Banyan Bottom Ln Unit 1367333P Charlotte, NC	4.0	2.5	1883	$4,190	$2.23	3d	1	0.88mi
1131 Fairway Green Ln Unit 1367334P Charlotte, NC	4.0	2.5	1883	$3,714	$1.97	5d	1	0.88mi
3105 Banyan Bottom Ln Unit 1323446P Charlotte, NC	4.0	2.5	1883	$3,870	$2.06	3d	1	0.88mi
1518 Braveheart Ln Charlotte, NC	3.0	2.5	1209	$1,790	$1.48	8d	1	0.93mi
1405 Braveheart Ln Charlotte, NC	3.0	2.5	1418	$1,815	$1.28	17d	1	1.02mi
1347 Braveheart Ln Charlotte, NC	3.0	2.0	1105	$1,699	$1.54	14d	1	1.03mi
1343 Braveheart Ln Charlotte, NC	3.0	2.5	1320	$1,770	$1.34	24d	1	1.04mi
2608 Clarencefield Dr Charlotte, NC	3.0	2.0	1265	$2,250	$1.78	24d	1	1.06mi
6201 McIntyre Ridge Dr Charlotte, NC	3.0	2.5	1376	$1,895	$1.38	17d	1	1.23mi
2918 Tindle Hill Ln Charlotte, NC	3.0	2.0	1814	$1,850	$1.02	24d	1	1.27mi
6207 Linda Vista Ln Charlotte, NC	3.0	2.0	1688	$1,929	$1.14	5d	1	1.28mi
1132 Hipp Rd Charlotte, NC	3.0	2.0	1700	$1,950	$1.15	8d	1	1.33mi
3829 Frank Vance Rd Charlotte, NC	4.0	2.5	1956	$2,340	$1.20	4d	1	1.39mi
5712 Oak Dr Charlotte, NC	3.0	2.5	1846	$2,800	$1.52	17d	1	1.40mi
4009 Ranchview Ln Charlotte, NC	4.0	2.5	1505	$1,955	$1.30	24d	1	1.49mi
3304 Sunset Rd Charlotte, NC	3.0	2.0	1300	$1,720	$1.32	4d	1	1.49mi
2626 Gingham St Charlotte, NC	4.0	2.5	2060	$2,200	$1.07	12d	1	1.49mi
6211 Whispering Brook Ct Charlotte, NC	3.0	2.0	1235	$1,819	$1.47	24d	1	1.49mi

Listing history 13 events

1. 2026-06-21
   days on market $299,990 Active 86 DOM
2. 2026-06-18
   days on market $299,990 Active 83 DOM
3. 2026-06-17
   days on market $299,990 Active 82 DOM
4. 2026-06-16
   days on market $299,990 Active 81 DOM
5. 2026-06-15
   days on market $299,990 Active 80 DOM
6. 2026-06-13
   days on market $299,990 Active 78 DOM
7. 2026-06-10
   days on market $299,990 Active 74 DOM
8. 2026-06-07
   days on market $299,990 Active 72 DOM
9. 2026-06-04
   days on market $299,990 Active 69 DOM
10. 2026-06-03
    days on market $299,990 Active 68 DOM
11. 2026-06-02
    days on market $299,990 Active 67 DOM
12. 2026-06-02
    days on market $299,990 Active 66 DOM
13. 2026-05-31
    days on market $299,990 Active 65 DOM

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

Taxation est. · year 1

• Rental income: $30,857
• − Mortgage interest: −$17,985
• − Property taxes: −$4,816
• − Insurance: −$1,605
• − Repairs & maintenance: −$2,469
• − Management: −$2,469
• − Depreciation: −$9,340
• Taxable loss: −$7,827
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $-371/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.

Condition & rehab AI · 6 photos

Excellent 100/100 None rehab

This Beethoven townhome is in excellent condition with modern amenities and a move-in-ready appearance. It offers a spacious kitchen, two bathrooms, and a well-maintained exterior. Potential buyers and tenants will appreciate the smart home features and curb appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add a smart home system — Modern technology can increase the home's appeal and value.
• Both Install smart locks — Smart locks can improve security and convenience for both buyers and tenants.
• Both Add a smart thermostat — Smart thermostats can save energy and appeal to tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add a smart home system — Modern technology can increase the home's appeal and value. ↑
• Both Install smart locks — Smart locks can improve security and convenience for both buyers and tenants. ↑
• Both Add a smart thermostat — Smart thermostats can save energy and appeal to tech-savvy buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 57,507
• Household income: $65,795
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 3184.0

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: Black 60% White 20% Hispanic / Latino 12% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 2% Other Indo-European 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: ▼ -130.17%
• Current HPI: 278.6861
• Rent YoY: ▲ 2.08%
• 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