2314 Hope Valley Ln · Charlotte, NC 28213

$254,900

4 bd · 2.5 ba · 1,544 sqft · SingleFamily public records · 7 Days on market

Built 1999 4,791 sqft lot Est $303k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +12.7/30.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in this spacious home featuring 4 bedrooms, 2.5 bathrooms, and a functional layout designed for comfortable everyday living. The main living areas offer plenty of room for relaxing and entertaining, while the generously sized bedrooms provide flexibility for family, guests, a home office, or hobbies. The well-designed floor plan creates a comfortable flow throughout the home, making it easy to enjoy both everyday activities and special gatherings. Whether you're looking for your next home or an investment opportunity, this property offers plenty of space and potential to make it your own. One or more photo(s) has been virtually staged, AI generated, or rendered.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1999

Property features AI

Finance

• Other: Zoning: N2-B
• HOA & community: No HOA

Exterior

• Parking: Attached garage (garage faces front); Driveway; One garage space; Main-level garage
• Utilities: Water: Other (see remarks); Sewer: Other (see remarks); Power: information not provided
• Home design: Single-family residence; Site-built construction; Two levels; Entry faces front
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Includes dishwasher, electric range, microwave, refrigerator
• Bedrooms: Three bedrooms (all on the upper level)
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Interior features: Central heating; Central air; Dishwasher; Electric range; Microwave; Refrigerator
• Laundry & utility: Laundry room located inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-28 ($-334/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.1% below list).
• Recommended offer: $204k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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: Newell Elementary (math 14% / reading 19%, grade F, #1,307 of 1,410 statewide, top 93%, 699 students, 100% FRL); Julius L. Chambers High School (math 40% / reading 35%, grade F, #411 of 535 statewide, top 77%, 2,224 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 27% at this address vs 44% district-wide (-17 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 flat; 282 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent runs 42% of the median local income ($58k/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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $255k implies a 1493% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,736 (20.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $302,624
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Cupped Oak Ct	0.08mi	3/2.5 (-1)	1,554 (+1%)	12mo	$280,000	$180	80
315 Kingville Dr	0.06mi	4/2.5	1,578 (+2%)	18mo	$285,000	$181	78
6739 Indian Ln	0.43mi	3/2.0 (-1)	1,507 (-2%)	1mo	$390,000	$259	68
2303 Hope Valley Ln	0.03mi	3/2.5 (-1)	1,376 (-11%)	12mo	$280,000	$203	65
612 Flowe Dr	0.57mi	4/2.0	1,336 (-14%)	1mo	$285,000	$213	48
326 Neal Dr	0.56mi	3/2.0 (-1)	1,350 (-13%)	3mo	$237,000	$176	43
1451 Hidden Stream Ct	0.67mi	3/2.5 (-1)	1,400 (-9%)	20mo	$273,900	$196	32

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-47,871
• Equity at exit: $38,006

10-year hold

• IRR: -17.9%
• Equity multiple: 0.12×
• Total profit: $-62,728
• Equity at exit: $22,039

Cash invested: $71,372 (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 28213

• Home prices YoY: -24.9%
• Rents YoY: 0.6%
• Active inventory: 282
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-28

Break-even live

Break-even rent $2,073

Max offer price $249,978

Occupancy floor 96%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Kingville Dr Charlotte, NC	3.0	2.5	1344	$1,890	$1.41	3d	1	0.06mi
340 Graham Meadow Dr Charlotte, NC	3.0	2.0	1052	$1,770	$1.68	16d	1	0.10mi
6812 Malagant Ln Charlotte, NC	3.0	2.0	1056	$1,700	$1.61	24d	1	0.11mi
2508 April Liu Ln Charlotte, NC	1.0–3.0	1.0–2.5	1122	$1,932	$1.72	2d	32	0.22mi
8108 Grace Farms Dr Charlotte, NC	1.0–3.0	1.0–2.0	1084	$2,427	$2.24	5d	22	0.24mi
419 Orchard Trace Ln #3 Charlotte, NC	3.0	2.0	1056	$1,450	$1.37	16d	1	0.27mi
2003 Canterwood Dr Charlotte, NC	1.0–3.0	1.0–2.0	990	$2,308	$2.33	2d	12	0.34mi
336 Blackhawk Rd Charlotte, NC	1.0–3.0	1.0–2.5	997	$2,315	$2.32	2d	16	0.44mi
511 Derrydowne Dr Charlotte, NC	3.0	1.5	1216	$1,625	$1.34	22d	1	0.60mi
6126 Amberly Ln Charlotte, NC	3.0	2.0	1115	$2,050	$1.84	20d	1	0.69mi
6126 Amberly Ln Charlotte, NC	3.0	2.0	1115	$2,050	$1.84	16d	1	0.69mi
626 Neal Dr Charlotte, NC	4.0	2.0	2106	$2,295	$1.09	2d	1	0.69mi
5340 Periwinkle Hill Ave Charlotte, NC	1.0–3.0	1.0–2.0	1033	$2,186	$2.12	2d	41	0.71mi
115 Spring Knoll Dr Charlotte, NC	4.0	2.5	2013	$2,499	$1.24	8d	1	0.73mi
1300 Hunter Oaks Ln Charlotte, NC	1.0–3.0	1.0–2.0	910	$1,500	$1.65	5d	6	0.77mi
1305 Hunter Oaks Ln Unit 115 Charlotte, NC	3.0	2.0	1076	$1,500	$1.39	24d	1	0.78mi
5025 Wembley Central Ln Charlotte, NC	1.0–3.0	1.0–2.0	1202	$2,560	$2.13	2d	17	0.79mi
7201 Canyon Dr Charlotte, NC	3.0	2.0	1513	$1,895	$1.25	16d	1	0.79mi
1305 Hunter Oaks Ln Unit 1303-01 Charlotte, NC	3.0	2.0	1076	$1,500	$1.39	5d	1	0.81mi
1144 Thayer Glen Ct Charlotte, NC	4.0	2.5	1929	$2,250	$1.17	15d	1	0.86mi
7128 Amarillo Dr Charlotte, NC	4.0	2.0	2232	$2,275	$1.02	24d	1	0.88mi
908 Bilmark Ave Charlotte, NC	3.0	1.5	1150	$1,625	$1.41	24d	1	0.88mi
5401 Snow White Ln Charlotte, NC	3.0	1.0	1264	$1,670	$1.32	4d	1	0.97mi
5200 Oxford Pond Dr Charlotte, NC	1.0–3.0	1.0–2.5	1057	$2,512	$2.38	3d	23	0.97mi
815 Echo Glen Rd Charlotte, NC	3.0	1.5	1125	$1,495	$1.33	15d	1	1.09mi
1841 Prospect Dr Charlotte, NC	1.0–3.0	1.0–2.0	915	$1,604	$1.75	8d	25	1.13mi
1240 Merrick St Charlotte, NC	2.0–4.0	2.0	1204	$1,624	$1.35	24d	1	1.17mi
413 Nathaniel Way Charlotte, NC	3.0	3.5	1526	$2,495	$1.63	24d	1	1.22mi
308 Ferebee Pl Charlotte, NC	3.0	3.5	1576	$2,050	$1.30	8d	1	1.22mi
308 Ferebee Pl Charlotte, NC	3.0	3.5	1576	$2,050	$1.30	20d	1	1.22mi
2341 Jons Creek Ln Charlotte, NC	3.0	2.5	1525	$2,114	$1.39	3d	36	1.24mi
305 Prine Pl Charlotte, NC	3.0	1.0–2.0	1019	$2,491	$2.44	2d	34	1.27mi
6225 Branch Hill Cir Charlotte, NC	3.0	2.0	1710	$1,940	$1.13	24d	1	1.29mi
7531 Double Springs Ct Charlotte, NC	3.0	2.0	1417	$1,850	$1.31	18d	1	1.30mi
7352 Wingstone Ln Charlotte, NC	3.0	2.0	1400	$1,835	$1.31	16d	1	1.37mi
614 Kentbrook Dr Charlotte, NC	3.0	1.5	1104	$1,600	$1.45	5d	1	1.39mi
411 Lambeth Dr Charlotte, NC	1.0–3.0	1.0–1.5	826	$1,675	$2.03	14d	1	1.44mi
2019 Aberdale Farm Ln Charlotte, NC	2.0–4.0	2.0	1119	$1,650	$1.47	5d	1	1.45mi
1018 Catalyst Blvd Charlotte, NC	2.0–3.0	2.5–3.5	1433	$3,134	$2.19	2d	14	1.50mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $254,900 Pending 7 DOM
2. 2026-06-09
   days on market $254,900 Active 6 DOM
3. 2026-06-08
   days on market $254,900 Active 5 DOM
4. 2026-06-07
   days on market $254,900 Active 4 DOM
5. 2026-06-04
   remarks 693-char remark
6. 2026-06-04
   listed $254,900 Active 1 DOM

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $2,333 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,448
• − Mortgage interest: −$14,278
• − Property taxes: −$2,333
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$7,415
• Taxable loss: −$4,765
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $809/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): 45,904
• Household income: $58,146
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 3547.0

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 48% Hispanic / Latino 27% White 18% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 23% Other Indo-European 1% Arabic 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: ▼ -88.12%
• Current HPI: 265.9966
• Rent YoY: ▲ 0.63%
• 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

+116.0% since first listed

3 events — show timeline

• 2026-06-03 Listed $254,900 CANOPYMLS as Distributed by MLS Grid
• 2021-05-21 Sold (Public Records) $16,000 Public Records
• 2000-03-29 Sold (Public Records) $118,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,333 · +2.1% YoY. Source: county tax records.