9235 Kendall Dr · Charlotte, NC 28214

$160,000

2 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 4 Days on market

Built 1958 10,105 sqft lot Est $265k · 40% under

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers received! Seller has set an offer deadline of 1 PM on Wednesday, 6/17. Prime Investment or Move-In Opportunity: 3-Bed, 2-Bath with Great Location Location, convenience, and proven potential—this property delivers it all. Whether you are an investor searching for a seamless, turn-key addition to your portfolio or a homebuyer looking to build quick equity through minimal updates, this 3-bedroom, 2-bathroom home is ready for its next chapter. Proven Return History: For investors, this is a rare find. It features a reliable track record of strong rental returns, making it a true turn-key asset from day one. Blank Canvas for Buyers: If you are looking for a primary residen

Key facts

• 0.23 acre lot
• Built 1958
• Listed 4 days

Property features AI

Finance

• Other: Zoning: N1-B
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Dirt and paved road access; Publicly maintained road

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Interior features: 7 total rooms; Central heating; Central air
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.9% 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 (+3.4%/yr); 363 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.15% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $264,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9215 Old Moores Chapel Rd	0.14mi	2/1.5	1,007 (-6%)	2mo	$230,000	$228	79
8905 Moores Chapel Rd	0.27mi	3/2.0 (+1)	1,106 (+3%)	8mo	$279,900	$253	67
9212 Moores Chapel Rd	0.07mi	3/2.0 (+1)	1,206 (+12%)	1mo	$299,000	$248	67
9208 Moores Chapel Rd	0.08mi	3/2.0 (+1)	1,210 (+12%)	0mo	$299,000	$247	66
6607 Sullins Rd #13	0.49mi	3/2.0 (+1)	1,056 (-2%)	5mo	$215,000	$204	61
224 Rhyne Station Rd	0.38mi	3/2.0 (+1)	1,213 (+13%)	1mo	$299,000	$246	51
835 Carrington Dr	0.45mi	3/1.5 (+1)	997 (-7%)	11mo	$255,000	$256	51
2012 Pheasant Glen Rd	0.69mi	3/2.0 (+1)	1,228 (+14%)	1mo	$309,000	$252	35
6517 Paleface Pl	0.54mi	3/1.5 (+1)	1,228 (+14%)	12mo	$260,000	$212	34
708 Claremont Rd	0.69mi	3/1.0 (+1)	975 (-9%)	18mo	$210,000	$215	32
8522 Stonehurst Dr	0.64mi	3/1.5 (+1)	1,213 (+13%)	15mo	$225,000	$185	30
807 Claremont Rd	0.74mi	3/1.5 (+1)	1,229 (+14%)	10mo	$217,500	$177	26

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $5,598
• Equity at exit: $23,857

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $47,179
• Equity at exit: $13,834

Cash invested: $44,800 (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 28214

• Home prices YoY: -26.7%
• Rents YoY: 3.4%
• Active inventory: 363
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$839
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $486

Break-even live

Break-even rent $1,233

Max offer price $160,000

Occupancy floor 69%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9242 Eleanor Dr Charlotte, NC	3.0	2.0	1070	$1,800	$1.68	1d	1	0.10mi
841 Carrington Dr Charlotte, NC	3.0	2.0	1300	$1,650	$1.27	23d	1	0.46mi
4008 Fire Creek RD Charlotte, NC	1.0–3.0	1.0–2.0	968	$1,884	$1.95	3d	34	0.47mi
7229 Kavan Hunter Dr Charlotte, NC	3.0	2.0	1202	$1,870	$1.56	4d	1	0.51mi
6248 Lowe Ln Charlotte, NC	3.0	2.5	1434	$2,130	$1.49	4d	1	0.52mi
6316 Lowe Ln Charlotte, NC	3.0	2.5	1434	$2,160	$1.51	23d	1	0.54mi
7116 Galway City St Charlotte, NC	3.0	2.5	1434	$2,255	$1.57	23d	1	0.57mi
2012 Pheasant Glen Rd Charlotte, NC	3.0	2.0	1228	$1,895	$1.54	2d	1	0.69mi
4717 Opus Ln Charlotte, NC	3.0	2.5	1441	$1,849	$1.28	2d	1	0.73mi
2872 Oasis Ln Charlotte, NC	3.0	2.0	1206	$1,790	$1.48	14d	1	0.75mi
2856 Oasis Ln Charlotte, NC	3.0	2.0	1283	$1,799	$1.40	13d	1	0.78mi
9127 Spyglass Pl Charlotte, NC	2.0	2.0	950	$1,450	$1.53	23d	1	0.78mi
9123 Spyglass Pl Unit C Charlotte, NC	2.0	2.0	936	$1,300	$1.39	7d	1	0.80mi
1000 Claremont Rd Charlotte, NC	3.0	1.5	1275	$1,200	$0.94	13d	1	0.91mi
717 Aberdeen Glen Pl Charlotte, NC	3.0	2.5	1478	$1,965	$1.33	16d	1	1.02mi
6537 Hoover Cir Charlotte, NC	3.0	3.0	1430	$2,095	$1.47	7d	1	1.06mi
1325 Bells Knox Rd Charlotte, NC	1.0	1.0	1044	$690	$0.66	23d	1	1.07mi
5923 Running Deer Rd Charlotte, NC	3.0	2.0	1087	$1,649	$1.52	16d	1	1.07mi
907 Rucker Cliff Dr Charlotte, NC	1.0	1.0	1100	$685	$0.62	23d	1	1.10mi
225 Rhyne Rd Charlotte, NC	1.0–2.0	1.0–2.0	996	$1,877	$1.88	2d	24	1.18mi
1820 Gum Branch Rd Charlotte, NC	3.0	1.0	1114	$1,895	$1.70	7d	1	1.21mi
935 Tom Sadler Rd Unit A Charlotte, NC	3.0	2.0	1008	$1,395	$1.38	23d	1	1.23mi
3145 Prado Ln Charlotte, NC	1.0–2.0	1.0–2.0	970	$1,865	$1.92	1d	23	1.41mi

Listing history 6 events

1. 2026-06-18
   status $160,000 Pending 4 DOM
2. 2026-06-17
   days on market $160,000 Active 4 DOM
3. 2026-06-16
   days on market $160,000 Active 3 DOM
4. 2026-06-15
   days on market $160,000 Active 2 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $160,000 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: $822 · $69/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$490/yr (+$41/mo · 59.6%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $22,174
• − Mortgage interest: −$8,962
• − Property taxes: −$822
• − Insurance: −$800
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$4,655
• Taxable income: $3,387
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $5,014/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): 43,837
• Household income: $86,447
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 671.0

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: 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%

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

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

+100.0% since first listed

3 events — show timeline

• 2026-06-13 Price Changed $160,000 CANOPYMLS as Distributed by MLS Grid
• 2026-06-13 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2017-11-02 Sold (Public Records) $80,000 Public Records

Property tax history

+8.5%/yr

Latest (2020): $822 · +1.9% YoY. Source: county tax records.