3014 Marlborough Rd · Charlotte, NC 28208

$144,800

3 bd · 1.0 ba · 875 sqft · Condo public records · 266 Days on market

Built 1955 $257/mo HOA · 16% 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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.5/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained community in the up and coming FreeMoreWest area of Charlotte. Near restaurants, shopping and all the features of FreeMoreWest. Minutes from Uptown.

Key facts

• Private driveway
• Major highways
• Low hoa dues

Tags

• PRIVATE DRIVEWAY
• HOA MAINTAINED LANDSCAPING
• MINUTES FROM UPTOWN CHARLOTTE
• MAJOR HIGHWAYS
• LOW HOA DUES
• WATER AND LAWN CARE

Property features AI

Finance

• HOA & community: Mandatory HOA managed by Greenway Realty; Monthly association fee of $257

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Residential condominium; One story; Site built construction; Brick exterior; Crawl space foundation
• Construction: Site built; Brick full construction
• Exterior features: Asphalt paved road; Publicly maintained road

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Three bedrooms (all on main level)
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Seven total rooms; Entry level: 1
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 rising (+1.5%/yr); 349 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).
• This rent runs 35% of the median local income ($55k/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 $1k 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 266 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $145k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,424 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-18,470
• Equity at exit: $21,590

10-year hold

• IRR: -6.6%
• Equity multiple: 0.61×
• Total profit: $-15,915
• Equity at exit: $12,520

Cash invested: $40,544 (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 28208

• Home prices YoY: -33.4%
• Rents YoY: 1.5%
• Active inventory: 349
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$759
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$60
• HOA: −$257
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $115

Break-even live

Break-even rent $1,473

Max offer price $144,800

Occupancy floor 88%

Sensitivity live

Price	-10% $197	-5% $156	+0% $115	+5% $74	+10% $33
Rent	-10% $-13	-5% $51	+0% $115	+5% $179	+10% $243
Rate	-1.0pp $188	-0.5pp $152	base $115	+0.5pp $77	+1.0pp $39

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: $36,200
• Closing costs: $4,344
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3017 Minnesota Rd Charlotte, NC	2.0	1.0	725	$1,100	$1.52	24d	1	0.07mi
3201 Dublin Rd Charlotte, NC	2.0	1.0	1050	$1,600	$1.52	24d	1	0.37mi
1901 Ashley Rd Charlotte, NC	2.0	1.0	750	$1,330	$1.77	8d	1	0.43mi
2019 Highland St Charlotte, NC	3.0	2.0	1100	$2,100	$1.91	8d	1	0.46mi
1936 Garibaldi Ave Charlotte, NC	2.0	1.0	884	$1,690	$1.91	12d	1	0.49mi
2811 Marlowe Ave Charlotte, NC	1.0–3.0	1.0	820	$1,525	$1.86	2d	23	0.50mi
2717 Columbus Cir Charlotte, NC	2.0	1.0	750	$1,095	$1.46	24d	1	0.62mi
2721 Columbus Cir Charlotte, NC	2.0	1.0	750	$1,125	$1.50	24d	1	0.62mi
1416 Effingham Rd Charlotte, NC	2.0	1.0	945	$1,595	$1.69	17d	1	0.62mi
2143 Camp Greene St Charlotte, NC	2.0	1.0	1020	$1,800	$1.76	24d	1	0.67mi
3224 Rogers St Charlotte, NC	2.0	1.0	751	$950	$1.26	14d	1	0.70mi
3500 Blessing St Charlotte, NC	2.0	2.0	1042	$1,050	$1.01	8d	1	0.71mi
2315 Deherradora Ave Charlotte, NC	4.0	2.0	1015	$2,100	$2.07	24d	1	0.72mi
1308 Camp Greene St Charlotte, NC	2.0	1.0	954	$1,390	$1.46	24d	1	0.74mi
3615 Glenwood Dr #3 Charlotte, NC	2.0	1.5	874	$1,050	$1.20	15d	1	0.80mi
5025 Taggart Springs Way Charlotte, NC	1.0–3.0	1.0–2.0	1087	$1,593	$1.46	24d	1	0.89mi
5025 Taggart Springs Way Charlotte, NC	1.0–3.0	1.0–2.0	1087	$1,593	$1.46	2d	22	0.89mi
1101 State St Charlotte, NC	4.0	1.0	1120	$1,549	$1.38	24d	1	0.91mi
2220 Berryhill Rd Charlotte, NC	2.0	1.0–2.0	825	$2,365	$2.86	3d	82	0.91mi
3624 Hashem Dr Charlotte, NC	2.0	1.5	900	$1,150	$1.28	24d	1	0.93mi
2515 Thornton Rd Charlotte, NC	2.0	2.0	935	$1,795	$1.92	18d	1	0.94mi
3024 Parkway Ave Charlotte, NC	2.0	1.5	936	$1,500	$1.60	17d	1	0.98mi
2314 Berryhill Rd Charlotte, NC	2.0	1.0–2.5	989	$2,474	$2.50	2d	20	0.99mi
2607 Thornton Rd Charlotte, NC	3.0	1.0	950	$1,300	$1.37	3d	1	0.99mi
2715 Sonora Ln Charlotte, NC	3.0	1.0	950	$1,900	$2.00	24d	1	1.00mi
2024 Millerton Ave Charlotte, NC	1.0–2.0	1.0–2.0	890	$1,814	$2.04	2d	13	1.03mi
2620 Thornton Rd Charlotte, NC	3.0	1.0	989	$1,595	$1.61	5d	1	1.03mi
924 Crestmere St Charlotte, NC	2.0	1.0	975	$1,250	$1.28	18d	1	1.04mi
2220 Wilkinson Blvd Charlotte, NC	1.0–2.0	1.0–2.0	864	$3,329	$3.85	2d	85	1.08mi
3819 Plainview Rd Charlotte, NC	2.0	1.0	1074	$1,799	$1.68	8d	1	1.11mi
2425 Kingspark Dr Charlotte, NC	2.0	1.0	757	$1,099	$1.45	24d	6	1.13mi
2715 Wet Stone Way Charlotte, NC	1.0–3.0	1.0–2.0	1094	$2,361	$2.16	3d	30	1.13mi
4201 Carlyle Dr Charlotte, NC	3.0	1.0	1080	$1,310	$1.21	24d	1	1.13mi
2815 Ravencroft Dr Charlotte, NC	3.0	1.0	1014	$1,795	$1.77	18d	1	1.17mi
1835 Morehead Ridge Dr Charlotte, NC	1.0–2.0	1.0–2.0	982	$2,257	$2.30	2d	22	1.17mi
719 Gesco St Charlotte, NC	1.0–2.0	1.0–2.0	848	$1,950	$2.30	2d	11	1.23mi
2020 Morton St Charlotte, NC	3.0	1.0–2.5	1102	$2,523	$2.29	4d	26	1.23mi
1831 J Julian Ln Charlotte, NC	2.0	2.0	968	$1,575	$1.63	5d	1	1.24mi
1320 Thomasboro Dr Unit 4 Charlotte, NC	2.0	1.5	958	$1,150	$1.20	24d	1	1.28mi
1324 Thomasboro Dr Unit 4 Charlotte, NC	2.0	1.5	958	$1,150	$1.20	24d	1	1.29mi

HOA detail condo

• Monthly dues: $257 · $3,084/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $144,800 Active 266 DOM
2. 2026-06-17
   days on market $144,800 Active 265 DOM
3. 2026-06-16
   days on market $144,800 Active 264 DOM
4. 2026-06-15
   days on market $144,800 Active 263 DOM
5. 2026-06-13
   days on market $144,800 Active 261 DOM
6. 2026-06-10
   days on market $144,800 Active 257 DOM
7. 2026-06-08
   days on market $144,800 Active 256 DOM
8. 2026-06-07
   days on market $144,800 Active 255 DOM
9. 2026-06-04
   days on market $144,800 Active 252 DOM
10. 2026-06-03
    days on market $144,800 Active 251 DOM
11. 2026-06-02
    days on market $144,800 Active 250 DOM
12. 2026-06-02
    days on market $144,800 Active 249 DOM
13. 2026-05-31
    days on market $144,800 Active 248 DOM
14. 2026-04-22
    price $144,800
15. 2026-03-23
    price $144,900
16. 2025-10-17
    price $154,900
17. 2025-09-25
    listed $169,000 Active
18. 2021-07-16
    soldstatus $90,000 166-char remark

    Show marketing remark (166 chars)

    Well maintained community in the up and coming FreeMoreWest area of Charlotte. Near restaurants, shopping and all the features of FreeMoreWest. Minutes from Uptown.

19. 2021-07-15
    soldstatus $360,000
20. 2021-06-11
    listed $90,000 166-char remark

    Show marketing remark (166 chars)

    Well maintained community in the up and coming FreeMoreWest area of Charlotte. Near restaurants, shopping and all the features of FreeMoreWest. Minutes from Uptown.

21. 2018-06-12
    soldstatus $1,550,000

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$139/yr (+$12/mo · 13.3%)

ⓘ 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 ≥103°F today · 16 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: $19,428
• − Mortgage interest: −$8,111
• − Property taxes: −$1,048
• − Insurance: −$724
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$3,084
• − Depreciation: −$4,212
• Taxable loss: −$860
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,586/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): 40,197
• Household income: $55,431
• Rent vs Own: 60.6% rent · 39.4% own
• Severe rent burden: 2368.0

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 0.57)
• Race & ethnicity: Black 61% White 16% Hispanic / Latino 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 12% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -162.76%
• Current HPI: 324.3642
• Rent YoY: ▲ 1.47%
• 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

-90.7% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $144,800 CANOPYMLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $144,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $154,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-25 Listed $169,000 CANOPYMLS as Distributed by MLS Grid
• 2021-07-16 Sold (MLS) $90,000 CANOPYMLS as Distributed by MLS Grid
• 2021-07-15 Sold (Public Records) $360,000 Public Records
• 2021-06-11 Listed $90,000 CANOPYMLS as Distributed by MLS Grid
• 2018-06-12 Sold (Public Records) $1,550,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,048 · +3.2% YoY. Source: county tax records.