7348 Rose Terrace Ct · Charlotte, NC 28215

$140,000

2 bd · 2.0 ba · 1,072 sqft · Condo · 256 Days on market

Built 1988 $204/mo HOA · 15% 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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price, location, and ready to move right in - come see this one today! Back on market - property may require more than 10% down for an owner occupant and 20% down for an investor. Financing has been an issue for previous buyers. Seller is ready to bring a deal together with the right fit. This beautifully updated ground-level condo offers easy, no-stairs access and a completely refreshed interior. Enjoy brand-new flooring, fresh paint, and modern finishes from floor to ceiling. The kitchen shines with stainless-steel appliances and plenty of counter space for everyday living. The open layout makes this home feel bright and inviting, perfect for relaxing or entertaining. Ideally situated nea

Key facts

• $204 HOA
• Built 1988
• Listed 255 days

Property features AI

Finance

• HOA & community: Mandatory HOA (Rose Croft II Condominium Association, INC.); HOA fee approximately $204.77 per month; Pets allowed

Exterior

• Parking: Parking lot and designated parking spaces
• Utilities: City water; Public sewer
• Home design: Residential condominium (Garden-style); One story; Site built construction
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Asphalt-paved road; Publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; 7 total rooms; Entry level: 1
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-76 ($-914/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (1.0% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• 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: 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.
• Zoned schools: Lawrence Orr Elementary (math 29% / reading 35%, grade F, #908 of 1,410 statewide, top 67%, 724 students, 100% FRL); Garinger High School (math 47% / reading 25%, grade F, #424 of 535 statewide, top 79%, 1,677 students, 100% FRL) — zoned schools average 100% FRL vs 49% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 565 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $968 of loan paydown is wiped out by about $4k 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 256 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $123,200 (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 256 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: 0.99% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-29,100
• Equity at exit: $20,874

10-year hold

• IRR: -19.3%
• Equity multiple: 0.03×
• Total profit: $-37,832
• Equity at exit: $12,105

Cash invested: $39,200 (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 28215

• Rents YoY: 1.8%
• Active inventory: 565
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$204
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-76

Break-even live

Break-even rent $1,483

Max offer price $128,978

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-28	+0% $-76	+5% $-125	+10% $-173
Rent	-10% $-186	-5% $-131	+0% $-76	+5% $-21	+10% $33
Rate	-1.0pp $-6	-0.5pp $-41	base $-76	+0.5pp $-112	+1.0pp $-149

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7234 Rose Terrace Ct Unit 7242 Charlotte, NC	2.0	2.0	1000	$1,450	$1.45	25d	1	0.02mi
6158 Meadow Rose Ln Charlotte, NC	2.0	2.0	834	$1,250	$1.50	12d	1	0.03mi
6156 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	23d	1	0.03mi
6164 Meadow Rose Ln Charlotte, NC	2.0	2.0	881	$1,250	$1.42	25d	1	0.04mi
6164 Meadow Rose Ln Charlotte, NC	2.0	2.0	881	$1,250	$1.42	6d	1	0.04mi
7264 Rose Terrace Ct Charlotte, NC	2.0	2.0	1000	$1,375	$1.38	6d	6	0.06mi
6142 Meadow Rose Ln Charlotte, NC	2.0	2.0	941	$1,225	$1.30	25d	1	0.06mi
6158 Meadow Rose Ln Unit 1 Charlotte, NC	2.0	2.0	834	$1,200	$1.44	12d	1	0.09mi
6116 Meadow Rose Ln Charlotte, NC	1.0	1.0	956	$695	$0.73	25d	1	0.09mi
6116 Meadow Rose Ln Charlotte, NC	1.0	1.0	956	$725	$0.76	3d	1	0.09mi
6133 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	15d	1	0.10mi
6133 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	25d	1	0.10mi
6125 Meadow Rose Ln Charlotte, NC	2.0	2.0	918	$1,250	$1.36	23d	1	0.11mi
6017 Williams Rd Charlotte, NC	3.0	1.0–2.0	877	$1,567	$1.79	25d	1	0.14mi
4306 Tantilla Cir Charlotte, NC	2.0	1.0	777	$1,165	$1.50	25d	1	0.26mi
4540 Tantilla Cir Charlotte, NC	1.0–2.0	1.0–2.0	748	$1,350	$1.80	9d	4	0.47mi
6103 Guildford Hill Ln Charlotte, NC	1.0	1.0	1475	$595	$0.40	25d	1	0.50mi
6103 Guildford Hill Ln Charlotte, NC	1.0	1.0	1475	$705	$0.48	0d	1	0.50mi
6050 Guildford Hill Ln Charlotte, NC	3.0	2.5	1429	$1,795	$1.26	25d	1	0.51mi
4122 Birch Leaf Ct Unit 202 Charlotte, NC	2.0	2.5	1320	$1,599	$1.21	12d	1	0.52mi
7000 Barrington Dr Unit 2500-03 Charlotte, NC	2.0	1.5	945	$1,410	$1.49	25d	1	0.59mi
4908 Endolwood Rd Charlotte, NC	1.0–2.0	1.0–2.0	775	$1,405	$1.81	0d	26	0.59mi
7000 Barrington Dr Charlotte, NC	1.0–3.0	1.0–1.5	997	$1,290	$1.29	0d	5	0.62mi
4417 Sharon Chase Dr Unit A Charlotte, NC	2.0	2.0	929	$1,299	$1.40	17d	1	0.62mi
7000 Barrington Dr Unit L2705-01 Charlotte, NC	3.0	1.5	1320	$1,600	$1.21	16d	1	0.62mi
7000 Barrington Dr Unit L2615-05 Charlotte, NC	1.0	1.0	756	$980	$1.30	16d	1	0.62mi
7000 Barrington Dr Unit 7101-05 Charlotte, NC	1.0	1.0	756	$980	$1.30	25d	1	0.62mi
7000 Barrington Dr Unit 2703-08 Charlotte, NC	2.0	1.5	945	$1,160	$1.23	6d	1	0.62mi
7000 Barrington Dr Unit 2621-03 Charlotte, NC	1.0	1.0	756	$1,120	$1.48	25d	1	0.62mi
7000 Barrington Dr Unit 2500-10 Charlotte, NC	2.0	1.5	945	$1,410	$1.49	9d	1	0.62mi
7113 Village Green Dr Charlotte, NC	1.0–2.0	1.0	710	$1,175	$1.65	3d	8	0.64mi
6227 Windsor Gate Ln Charlotte, NC	2.0	2.0	1072	$1,600	$1.49	25d	1	0.64mi
4408 Sharon Chase Dr Charlotte, NC	1.0	1.0	992	$730	$0.74	17d	1	0.68mi
6330 Windsor Gate Ln Charlotte, NC	2.0	1.5	924	$1,450	$1.57	25d	1	0.71mi
6332 Windsor Gate Ln Charlotte, NC	2.0	2.5	1100	$1,500	$1.36	19d	1	0.72mi
4617 Sharon Chase Dr Unit H Charlotte, NC	2.0	2.0	908	$1,395	$1.54	25d	1	0.72mi
4608 Sharon Chase Dr Unit C Charlotte, NC	3.0	2.0	1062	$1,700	$1.60	17d	1	0.74mi
5625 Keyway Blvd Charlotte, NC	1.0–2.0	1.0–2.0	783	$1,360	$1.74	0d	15	0.77mi
2635 Clover Hill Ln Charlotte, NC	3.0	1.5	1281	$2,200	$1.72	25d	1	0.77mi
6522 McBride St Charlotte, NC	3.0	1.5	1194	$1,650	$1.38	17d	1	1.00mi

HOA detail condo

• Monthly dues: $204 · $2,448/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $140,000 Active 256 DOM
2. 2026-06-18
   days on market $140,000 Active 253 DOM
3. 2026-06-17
   days on market $140,000 Active 252 DOM
4. 2026-06-16
   days on market $140,000 Active 251 DOM
5. 2026-06-15
   days on market $140,000 Active 250 DOM
6. 2026-06-13
   days on market $140,000 Active 248 DOM
7. 2026-06-10
   days on market $140,000 Active 244 DOM
8. 2026-06-08
   days on market $140,000 Active 243 DOM
9. 2026-06-07
   days on market $140,000 Active 242 DOM
10. 2026-06-04
    days on market $140,000 Active 239 DOM
11. 2026-06-03
    days on market $140,000 Active 238 DOM
12. 2026-06-02
    days on market $140,000 Active 237 DOM
13. 2026-06-02
    days on market $140,000 Active 236 DOM
14. 2026-05-31
    days on market $140,000 Active 235 DOM
15. 2026-04-22
    status Active
16. 2026-03-06
    historical Active Under Contract
17. 2026-02-16
    status Active
18. 2025-10-31
    historical Active Under Contract
19. 2025-10-09
    listed $140,000 Active
20. 2025-10-08
    historical $140,000

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

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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,638
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − HOA: −$2,448
• − Depreciation: −$4,073
• Taxable loss: −$3,187
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $-149/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): 66,674
• Household income: $71,162
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1952.0

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% Hispanic / Latino 23% White 21% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 19% 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: ▼ -201.15%
• Current HPI: 286.5413
• Rent YoY: ▲ 1.76%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-06 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-02-16 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-10-31 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-10-09 Listed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-08 Coming Soon $140,000 CANOPYMLS as Distributed by MLS Grid