1911 Crestmont Ave · Kannapolis, NC 28081

$180,000

2 bd · 1.0 ba · 1,585 sqft · SingleFamily public records · 37 Days on market

Built 1940 0.28 ac lot Est $352k · 49% under ↓ 5% since listing

---

Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in the rapidly growing Kannapolis market! Situated on an approximately 0.28-acre lot following the proposed subdivision of the current 0.44-acre parcel, this 2-bedroom, 1-bath home presents exceptional potential for investors, renovators, or buyers seeking their next value-add project. Conveniently located with easy access to downtown Kannapolis, shopping, dining, and major commuter routes. Offered below current tax value, this property provides a rare opportunity to capitalize on future upside and redevelopment potential. An additional upper-level finished flex space has previously been utilized as a sleeping area and offers added versatility for a home office, bonus r

Key facts

• 0.28-acre lot
• 0.28 acre lot
• Built 1940

Tags

• 0.28-ACRE LOT

Property features AI

Finance

• Other: Zoning allows RV; Lot approximately 0.28 acres
• HOA & community: No HOA

Exterior

• Parking: On-street parking; Other parking (see remarks)
• Utilities: Well water and other water source (see remarks); Public sewer; Electricity connected; Propane
• Home design: Single-family residence; One-story; Site-built construction; Aluminum exterior
• Construction: Crawl space foundation
• Exterior features: Shed(s); Publicly maintained paved road; portions listed as none

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Five total rooms; Main-level rooms
• Laundry & utility: Laundry located on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Kannapolis — 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 64/100 on livability (#354 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Rowan-Salisbury Schools (rural): math 26% / reading 35% proficiency, ranked #142 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Landis Elementary (math 57% / reading 47%, grade C-, #354 of 1,410 statewide, top 28%, 589 students, 91% FRL); Corriher Lipe Middle (math 26% / reading 30%, grade F, #360 of 475 statewide, top 77%, 476 students, 64% FRL); South Rowan High (math 27% / reading 38%, grade F, #441 of 535 statewide, top 83%, 952 students, 52% FRL).
• Market conditions: Rents rising (+2.5%/yr); 226 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 592 units permitted in Rowan County in 2024 (5 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/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 $5k of value loss. Plan a longer hold.
• Rowan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $351,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1706 Chapman Ave	0.23mi	3/2.0 (+1)	1,485 (-6%)	1mo	$329,900	$222	69
Lot 1 Chapman Ave	0.41mi	3/2.0 (+1)	1,553 (-2%)	1mo	$340,000	$219	68
821 Alta Way	0.55mi	3/2.5 (+1)	1,518 (-4%)	2mo	$325,000	$214	55
362 W 18th St	0.74mi	3/2.0 (+1)	1,532 (-3%)	1mo	$338,000	$221	50
344 W 18th St	0.74mi	3/2.0 (+1)	1,532 (-3%)	2mo	$350,000	$228	49
332 W 18th St	0.74mi	3/2.0 (+1)	1,532 (-3%)	2mo	$334,999	$219	49
1409 Arden Ave	0.58mi	3/2.0 (+1)	1,456 (-8%)	3mo	$294,900	$203	48
368 W 18th St	0.74mi	3/2.0 (+1)	1,399 (-12%)	1mo	$332,000	$237	36
245 W 18th St	0.71mi	3/2.0 (+1)	1,399 (-12%)	2mo	$302,499	$216	36
356 W 18th St	0.74mi	3/2.0 (+1)	1,399 (-12%)	1mo	$324,799	$232	36
350 W 18th St	0.74mi	3/2.0 (+1)	1,399 (-12%)	1mo	$327,900	$234	36
326 W 18th St	0.74mi	3/2.0 (+1)	1,399 (-12%)	2mo	$325,000	$232	35

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-14,704
• Equity at exit: $26,839

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $3,288
• Equity at exit: $15,563

Cash invested: $50,400 (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 28081

• Rents YoY: 2.5%
• Active inventory: 226
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$944
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $241

Break-even live

Break-even rent $1,516

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $343	-5% $292	+0% $241	+5% $190	+10% $140
Rent	-10% $98	-5% $169	+0% $241	+5% $313	+10% $385
Rate	-1.0pp $332	-0.5pp $287	base $241	+0.5pp $195	+1.0pp $147

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
371 Copes Ct Kannapolis, NC	3.0	2.5	1880	$2,035	$1.08	14d	1	0.24mi
603 Falls Ln Kannapolis, NC	3.0	2.5	2069	$1,875	$0.91	19d	1	0.37mi
720 Fraternity Row Kannapolis, NC	3.0	3.0	1591	$1,999	$1.26	4d	1	0.51mi
1415 Arden Ave Kannapolis, NC	3.0	2.5	1225	$1,590	$1.30	25d	1	0.54mi
1413 Arden Ave Kannapolis, NC	3.0	2.5	1225	$1,590	$1.30	25d	1	0.55mi
1413 Arden Ave Kannapolis, NC	3.0	2.5	1225	$1,590	$1.30	12d	1	0.55mi
368 W 18th St Kannapolis, NC	3.0	2.0	1399	$1,995	$1.43	6d	1	0.76mi
310 Glenn Ave Kannapolis, NC	3.0	2.5	1475	$2,050	$1.39	6d	1	1.32mi
602 N Juniper Ave Kannapolis, NC	2.0	1.0	1200	$1,300	$1.08	16d	1	1.44mi
1004 Valley St Kannapolis, NC	2.0	2.0	1322	$2,200	$1.66	0d	1	1.47mi
126 Glenn Ave Unit NA Kannapolis, NC	3.0	3.0	1541	$2,250	$1.46	0d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $180,000 Active 37 DOM
2. 2026-06-18
   days on market $180,000 Active 34 DOM
3. 2026-06-17
   days on market $180,000 Active 33 DOM
4. 2026-06-16
   days on market $180,000 Active 32 DOM
5. 2026-06-15
   days on market $180,000 Active 31 DOM
6. 2026-06-13
   days on market $180,000 Active 29 DOM
7. 2026-06-09
   days on market $180,000 Active 25 DOM
8. 2026-06-08
   days on market $180,000 Active 24 DOM
9. 2026-06-07
   days on market $180,000 Active 23 DOM
10. 2026-06-04
    days on market $180,000 Active 20 DOM
11. 2026-06-03
    days on market $180,000 Active 19 DOM
12. 2026-06-02
    days on market $180,000 Active 18 DOM
13. 2026-06-01
    days on market $180,000 Active 17 DOM
14. 2026-05-31
    days on market $180,000 Active 16 DOM
15. 2026-05-22
    price $180,000
16. 2026-05-15
    listed $190,000 Active

ⓘ 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: $2,143 · $179/mo
• Projected year-2 tax: $2,143 · $179/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,858
• − Mortgage interest: −$10,083
• − Property taxes: −$2,143
• − Insurance: −$900
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,236
• Taxable loss: −$2
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $2,898/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: Rowan-Salisbury Schools
• NCES district ID: 3704050
• Math proficiency: 26% ▲ 2.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $43,953
• Composite: 26.01/100
• National rank: #7317
• State rank: #142 of 178 in NC

Livability — Kannapolis

• Score: 64/100
• State rank: #354
• US rank: #14030

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D+ Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kannapolis, NC
• County: Cabarrus County · 218,793 people
• City population: 57,170
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 29,075
• Household income: $71,665
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 763.0

Population outlook (Rowan County) Hauer SSP2

• Today (2025): 140,430 people
• By 2030: 140,193 · -0.2%
• By 2040: 137,617 · -2.0%
• By 2050: 131,826 · -6.1%
• By 2075: 115,123 · -18.0%
• By 2100: 92,774 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 18% Hispanic / Latino 12% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Rowan

• 2024 margin: Solid R (+35.9) · D 31.6% · R 67.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -22.8pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+35.7 2016: R+36.8 2012: R+26.0 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.75%
• Current HPI: 282.9002
• Rent YoY: ▲ 2.50%
• 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

-5.3% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $180,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-15 Listed $190,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $2,143 · +0.0% YoY. Source: county tax records.