9526 Caycee Dr · Kannapolis, NC 28036

$284,000

3 bd · 2.0 ba · 1,475 sqft · SingleFamily · 23 Days on market

Built 2026 Excellent condition 1.03 ac lot Est $280k · at est.

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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 +11.6/30.0
• ARV discount +6.9/15.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a beautiful, flat 1-acre lot, this brand-new home offers the perfect balance of modern comfort and peaceful living. Start your mornings on the charming front porch with a cup of coffee and spend your evenings relaxing on the oversized rear porch overlooking your private backyard—an ideal spot for entertaining, grilling, or simply enjoying the quiet surroundings. Inside, you'll find a bright, open-concept layout with stylish finishes and thoughtful design throughout, creating a space that feels both welcoming and functional. With room to garden, play, entertain, or simply enjoy the outdoors, the spacious lot offers endless opportunities to make it your own. Enjoy the peace o

Key facts

• 1.03 acre lot
• Built 2026
• Listed 23 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system installed
• Home design: Manufactured doublewide single-family residence; One-level home; Crawl space foundation
• Construction: Manufactured construction; Vinyl exterior; New construction
• Exterior features: Lot is approximately 1.03 acres; Roads are a mix of gravel and paved; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open room count: 1; Dishwasher; Electric range
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $284k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (16.5% below list).
• Recommended offer: $237k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Cabarrus County Schools (rural): math 54% / reading 55% proficiency, ranked #44 of 178 in NC (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charles E Boger Elementary (math 52% / reading 48%, grade D+, #409 of 1,410 statewide, top 29%, 870 students, 46% FRL); Harris Road Middle (math 73% / reading 76%, grade A, #12 of 475 statewide, top 2%, 1,235 students, 16% FRL); Cox Mill High School (math 80% / reading 76%, grade A-, #85 of 535 statewide, top 16%, 1,762 students, 14% FRL).
• Zoned-school proficiency averages 68% at this address vs 54% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Cabarrus County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 240 active listings in the ZIP; high-income renter base; 2,485 units permitted in Cabarrus County in 2024 (677 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 $9k of value loss. Plan a longer hold.
• Cabarrus County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $237,103 (16.5% 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 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?
4. 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?
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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $280,250
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9302 Caycee Dr	0.26mi	3/2.0	1,502 (+2%)	22mo	$272,000	$181	66
10372 Turnplow Dr	0.68mi	3/2.0	1,560 (+6%)	3mo	$300,000	$192	56
10379 Turnplow Dr	0.71mi	3/2.0	1,344 (-9%)	8mo	$255,000	$190	45
10393 Turnplow Dr	0.73mi	3/2.0	1,652 (+12%)	23mo	$275,000	$166	27

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 · 3.87% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-49,594
• Equity at exit: $42,345

10-year hold

• IRR: -8.0%
• Equity multiple: 0.48×
• Total profit: $-41,641
• Equity at exit: $24,555

Cash invested: $79,520 (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 28036

• Rents YoY: 3.9%
• Active inventory: 240
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,371 medium
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,260/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-90

Break-even live

Break-even rent $2,484

Max offer price $271,042

Occupancy floor 99%

Sensitivity live

Price	-10% $107	-5% $9	+0% $-90	+5% $-188	+10% $-286
Rent	-10% $-277	-5% $-183	+0% $-90	+5% $4	+10% $98
Rate	-1.0pp $53	-0.5pp $-17	base $-90	+0.5pp $-163	+1.0pp $-238

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $284,000 Active 23 DOM
2. 2026-06-18
   days on market $284,000 Active 20 DOM
3. 2026-06-17
   days on market $284,000 Active 19 DOM
4. 2026-06-16
   days on market $284,000 Active 18 DOM
5. 2026-06-15
   price $284,000 Active 17 DOM
6. 2026-06-15
   days on market $289,000 Active 17 DOM
7. 2026-06-13
   days on market $289,000 Active 15 DOM
8. 2026-06-09
   days on market $289,000 Active 11 DOM
9. 2026-06-08
   days on market $289,000 Active 10 DOM
10. 2026-06-07
    pricedays on market $289,000 Active 9 DOM
11. 2026-06-04
    days on market $296,000 Active 6 DOM
12. 2026-06-03
    days on market $296,000 Active 5 DOM
13. 2026-06-02
    days on market $296,000 Active 4 DOM
14. 2026-06-01
    pricedays on market $296,000 Active 3 DOM
15. 2026-05-31
    days on market $299,000 Active 2 DOM
16. 2026-05-26
    price $299,000
17. 2026-05-26
    historical $289,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $28,452
• − Mortgage interest: −$15,908
• − Property taxes: −$4,260
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − Depreciation: −$8,262
• Taxable loss: −$5,950
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $354/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 · 4 photos

Excellent 100/100 None rehab

This brand-new home on a 1-acre lot offers modern comfort and peaceful living. The interior is well-maintained with a good condition kitchen and neutral paint. The exterior is clean and well-maintained, making it move-in ready.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting interior walls — Fresh paint can make the home feel brighter and more inviting.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting interior walls — Fresh paint can make the home feel brighter and more inviting. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cabarrus County Schools
• NCES district ID: 3700530
• Math proficiency: 54% ▲ 4.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $59,442
• Composite: 47.42/100
• National rank: #2282
• State rank: #44 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

• County: Mecklenburg County · 1,167,319 people
• City population: 57,170
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 22,963
• Household income: $156,496
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 336.0

Population outlook (Cabarrus County) Hauer SSP2

• Today (2025): 239,273 people
• By 2030: 260,754 · +9.0%
• By 2040: 303,953 · +27.0%
• By 2050: 344,827 · +44.1%
• By 2075: 435,623 · +82.1%
• By 2100: 490,119 · +104.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Black 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Slovak 4% Iranian 3%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 3% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Cabarrus

• 2024 margin: Lean R (+7.7) · D 45.5% · R 53.2% · Other 1.3%
• 2008→2024 swing: +10.7pp toward D · 2008: -18.4pp · 2024: -7.7pp
• All cycles: 2024: R+7.7 2020: R+9.4 2016: R+20.0 2012: R+20.2 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.36%
• Current HPI: 287.0837
• Rent YoY: ▲ 3.87%
• 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

+3.1% since first listed

2 events — show timeline

• 2026-05-26 Price Changed $299,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-26 Coming Soon $289,900 CANOPYMLS as Distributed by MLS Grid