6149 Bridle Creek Dr · Charlotte, NC 28214

$279,990

3 bd · 2.5 ba · 1,430 sqft · Townhouse · 14 Days on market

Built 2026 Good condition 2,700 sqft lot Garage $196/sqft · 6% below area Est $298k · 6% under $179/mo HOA · 9% of rent

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Why this score? — see what drove the F 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).

• ARV discount +10.2/15.0
• Cash flow +6.4/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• 1% rule +2.4/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Charlotte’s newest townhome community—where modern living meets unbeatable value! Priced from the upper $200s, these beautifully designed 2-story townhomes feature 3 spacious bedrooms, 2.5 baths, a 1-car garage, and 1,430 sq. ft. of thoughtfully crafted space. Enjoy a generous private patio, perfect for relaxing or entertaining. The kitchen features sleek stainless-steel appliances and granite countertops, while the included white washer and dryer add even more value—saving buyers thousands! Located just 1 mile from I-485 and minutes from I-85, with easy access to Uptown Charlotte, Charlotte Douglas Airport, Riverbend Village, and the U. S.

Key facts

• Private patio
• Granite countertops
• $179 HOA

Tags

• PRIVATE PATIO
• STAINLESS-STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (26.3% below list).
• Recommended offer: $206k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.2% 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: Whitewater Academy (math 25% / reading 28%, grade F, #1,073 of 1,410 statewide, top 77%, 793 students, 100% FRL); Whitewater Middle (math 24% / reading 25%, grade F, #399 of 475 statewide, top 84%, 708 students, 100% FRL); West Mecklenburg High School (math 42% / reading 35%, grade F, #403 of 535 statewide, top 76%, 1,207 students, 100% FRL) — zoned schools average 100% FRL vs 49% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Charlotte-Mecklenburg Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 575 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $206,252 (26.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.42%
• DSCR: 0.67
• GRM: 11.3

CMA / ARV

• ARV (median comp): $297,815
• List price: $279,990
• Delta: -5.99%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6055 Bridle Creek Dr	0.09mi	3/2.5	1,430 (0%)	6mo	$297,815	$208	91
6032 Bridle Creek Dr	0.12mi	3/2.5	1,430 (0%)	8mo	$299,999	$210	88
6028 Bridle Creek Dr	0.12mi	3/2.5	1,430 (0%)	8mo	$285,000	$199	87
6020 Bridle Creek Dr	0.13mi	3/2.5	1,430 (0%)	9mo	$315,500	$221	86
6024 Bridle Creek Dr	0.13mi	3/2.5	1,430 (0%)	10mo	$280,000	$196	86

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 · 3.35% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.04×
• Total profit: $-75,362
• Equity at exit: $41,747

10-year hold

• IRR: -26.6%
• Equity multiple: -0.30×
• Total profit: $-101,778
• Equity at exit: $24,208

Cash invested: $78,397 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active
• Months of supply: 108.0 mo (1%/mo absorbed)
• Median asking: $284,990 ($199/sqft)
• Median days on market: 49 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28214

• Home prices YoY: -26.7%
• Rents YoY: 3.4%
• Active inventory: 575
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$179
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-485

Break-even live

Break-even rent $2,676

Max offer price $209,874

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-388	+0% $-485	+5% $-581	+10% $-678
Rent	-10% $-647	-5% $-566	+0% $-485	+5% $-403	+10% $-322
Rate	-1.0pp $-344	-0.5pp $-413	base $-485	+0.5pp $-557	+1.0pp $-631

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: $69,998
• Closing costs: $8,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6067 Bridle Creek Dr Unit 1 Charlotte, NC	3.0	2.5	1430	$2,100	$1.47	43d	1	0.11mi
10512 Wilson Glen Dr Charlotte, NC	4.0	2.5	1832	$2,180	$1.19	2d	1	0.31mi
10440 Wilson Glen Dr Charlotte, NC	3.0	2.5	1440	$1,825	$1.27	30d	1	0.37mi
2111 Pleasant Dale Dr Charlotte, NC	3.0	2.0	1229	$1,920	$1.56	9d	1	0.39mi
7820 Euler Way Charlotte, NC	3.0	2.0	1143	$1,739	$1.52	9d	1	0.48mi
1922 Dove Dr Charlotte, NC	4.0	2.5	1390	$1,991	$1.43	43d	1	0.50mi
2822 Cartesian Dr Charlotte, NC	3.0	2.5	1565	$2,060	$1.32	117d	1	0.51mi
7835 Euler Way Charlotte, NC	3.0	2.5	1836	$2,055	$1.12	27d	1	0.52mi
2012 Pheasant Glen Rd Charlotte, NC	3.0	2.0	1228	$1,795	$1.46	74d	1	0.52mi
10224 Apple Dove Ct Charlotte, NC	4.0	2.0	1601	$1,879	$1.17	43d	1	0.67mi
551 Tribune Dr Charlotte, NC	3.0	2.5	1353	$1,995	$1.47	43d	1	0.77mi
551 Tribune Dr Charlotte, NC	3.0	2.5	1353	$2,045	$1.51	63d	1	0.77mi
2840 Oasis Ln Charlotte, NC	3.0	2.5	1300	$1,850	$1.42	67d	1	0.83mi
4008 Fire Creek RD Charlotte, NC	1.0–3.0	1.0–2.0	968	$2,454	$2.53	0d	235	0.84mi
2856 Oasis Ln Charlotte, NC	3.0	2.0	1283	$1,649	$1.29	27d	1	0.86mi
707 Belmeade Green Dr Charlotte, NC	3.0	2.0	1226	$1,670	$1.36	9d	1	0.88mi
2872 Oasis Ln Charlotte, NC	3.0	2.0	1206	$1,790	$1.48	110d	1	0.88mi
3009 Chatuge Ct Charlotte, NC	3.0	2.5	1400	$1,825	$1.30	9d	1	0.91mi
2937 Patishall Ln Charlotte, NC	3.0	2.5	1815	$1,995	$1.10	9d	1	0.92mi
2420 Belmeade Dr Charlotte, NC	3.0–4.0	2.5	1741	$2,379	$1.37	24d	1	1.02mi
2023 Corey Joseph Dr Charlotte, NC	3.0	2.5	1420	$2,285	$1.61	6d	1	1.06mi
8503 Paw Valley Ln Charlotte, NC	3.0	2.5	1780	$2,000	$1.12	75d	1	1.07mi
9127 Spyglass Pl Charlotte, NC	2.0	2.0	950	$1,450	$1.53	29d	1	1.08mi
9135 Spyglass Pl Charlotte, NC	3.0	2.5	1327	$1,500	$1.13	60d	1	1.08mi
9123 Spyglass Pl Unit C Charlotte, NC	2.0	2.0	936	$1,200	$1.28	71d	1	1.09mi
9121 Troon Ln Unit 1 Charlotte, NC	3.0	2.5	1454	$1,700	$1.17	2d	1	1.12mi
3222 Sam Wilson Rd Charlotte, NC	3.0	2.5	1386	$1,798	$1.30	99d	1	1.14mi
3222 Sam Wilson Rd Charlotte, NC	3.0	2.5	1386	$1,798	$1.30	63d	1	1.14mi
9329 Kendall Dr Charlotte, NC	4.0	2.0	1300	$1,650	$1.27	56d	1	1.15mi
9329 Kendall Dr Charlotte, NC	4.0	2.0	1300	$1,650	$1.27	30d	1	1.15mi
6420 Pennacook Dr Charlotte, NC	3.0	2.5	1432	$1,699	$1.19	30d	1	1.18mi
5003 Zulli Ln Charlotte, NC	4.0	2.5	1704	$2,120	$1.24	9d	1	1.20mi
3911 Rosfield Dr Unit 1 Charlotte, NC	3.0	2.5	1556	$1,800	$1.16	68d	1	1.24mi
7416 Pawtuckett Rd Charlotte, NC	3.0	2.0	1224	$1,750	$1.43	7d	1	1.26mi
9242 Eleanor Dr Charlotte, NC	3.0	2.0	1070	$1,800	$1.68	97d	1	1.26mi
3306 Ellingford Rd Charlotte, NC	3.0	2.5	1553	$1,795	$1.16	6d	1	1.26mi
3306 Ellingford Rd Charlotte, NC	3.0	2.5	1553	$1,995	$1.28	76d	1	1.27mi
3306 Ellingford Rd Charlotte, NC	3.0	2.5	1553	$1,995	$1.28	65d	1	1.27mi
3314 Ellingford Rd Charlotte, NC	4.0	2.5	1697	$2,199	$1.30	0d	1	1.27mi
9123 Creedmore Hills Dr Charlotte, NC	3.0	2.5	1800	$2,150	$1.19	76d	1	1.29mi

Property features AI

Finance

• Other: Roads are publicly maintained (concrete/paved)Lot size approximately 0.062 acresEnd unit locationAddress: 6149 Bridle Creek Dr, Charlotte, NC 28214
• HOA & community: Mandatory HOA with monthly feeHOA fee $179 per monthCommunity features include sidewalks and street lights

Exterior

• Parking: Attached garage with garage door opener, faces frontDrivewayMain-level garage (1 garage space)
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: Public waterPublic sewerCable availableUnderground power/utilities
• Home design: Residential townhouse (duplex/duet)New constructionTwo levelsSlab foundationProposed completion in 2026Builder: Ryan Homes (model: Poplar)
• Construction: Site-builtVinyl exterior
• Exterior features: Front porchPatioLawn maintenance providedEnd unit

Interior

• Kitchen: DishwasherDisposalElectric oven and electric rangeExhaust hoodMicrowavePlumbed for ice maker
• Bedrooms: 3 bedrooms located on the upper levelWalk-in closet(s) in at least one bedroom
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms (upper level)1 half bathroom (main level)
• Heating & cooling: Electric heatingCentral air conditioning (electric)
• Interior features: Open floorplanAttic pull-down stairsWalk-in closetsInsulated windows10 total roomsEntry on main level
• Laundry & utility: Washer/Dryer includedWasher hookupElectric dryer hookupLaundry closetLaundry located on upper levelInside laundry

Listing history 9 events

1. 2026-06-09
   days on market $279,990 Active 14 DOM
2. 2026-06-08
   days on market $279,990 Active 13 DOM
3. 2026-06-07
   days on market $279,990 Active 12 DOM
4. 2026-06-04
   days on market $279,990 Active 9 DOM
5. 2026-06-03
   days on market $279,990 Active 8 DOM
6. 2026-06-02
   days on market $279,990 Active 7 DOM
7. 2026-06-01
   days on market $279,990 Active 6 DOM
8. 2026-05-31
   days on market $279,990 Active 5 DOM
9. 2026-05-26
   listed $279,990 Active

ⓘ 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: $24,750
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$2,148
• − Depreciation: −$8,145
• Taxable loss: −$10,787
• Est. tax savings @ 24.0%: +$2,589
• After-tax cash flow: $-3,226/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 · 20 photos

Good 80/100 Cosmetic rehab Est. rehab $7,150–$21,450 screening

This well-maintained townhome in Charlotte offers a good condition with modern amenities and a good location. It is ready for a new owner and can be further enhanced with some cosmetic upgrades.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can increase property value ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Both Adding smart home features — Improves convenience and can increase property value ↑
• Resale Upgrading the flooring in the bedrooms — Can increase the overall aesthetic and value of the home ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Whitewater Academy F NC #1,073/1,410 Nat'l #29,439/41,679 Middle Whitewater Middle F NC #399/475 Nat'l #10,474/14,009 High West Mecklenburg High School F NC #403/535 Nat'l #8,796/17,239

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

B Composite livability gradescore 78/100

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

• County: Mecklenburg County · 1,305,740 people
• City population: 920,422
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 43,837
• Household income: $86,447
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 40% White 30% Hispanic / Latino 18% Two or more races 9% Asian 6%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1% Dominican 1%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 15% Vietnamese 2% Other Asian/Pacific 2%

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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: ▼ -100.82%
• Current HPI: 277.2903
• Rent YoY: ▲ 3.35%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Roads are publicly maintained (concrete/paved)Lot size approximately 0.062 acresEnd unit locationAddress: 6149 Bridle Creek Dr, Charlotte, NC 28214
• HOA & community: Mandatory HOA with monthly feeHOA fee $179 per monthCommunity features include sidewalks and street lights

Exterior

• Parking: Attached garage with garage door opener, faces frontDrivewayMain-level garage (1 garage space)
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: Public waterPublic sewerCable availableUnderground power/utilities
• Home design: Residential townhouse (duplex/duet)New constructionTwo levelsSlab foundationProposed completion in 2026Builder: Ryan Homes (model: Poplar)
• Construction: Site-builtVinyl exterior
• Exterior features: Front porchPatioLawn maintenance providedEnd unit

Interior

• Kitchen: DishwasherDisposalElectric oven and electric rangeExhaust hoodMicrowavePlumbed for ice maker
• Bedrooms: 3 bedrooms located on the upper levelWalk-in closet(s) in at least one bedroom
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms (upper level)1 half bathroom (main level)
• Heating & cooling: Electric heatingCentral air conditioning (electric)
• Interior features: Open floorplanAttic pull-down stairsWalk-in closetsInsulated windows10 total roomsEntry on main level
• Laundry & utility: Washer/Dryer includedWasher hookupElectric dryer hookupLaundry closetLaundry located on upper levelInside laundry

Price history

+2.8% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $287,725 CANOPYMLS as Distributed by MLS Grid
• 2026-05-26 Listed $279,990 CANOPYMLS as Distributed by MLS Grid