330 Malvern Dr SW Unit E · Concord, NC 28025

$245,000

3 bd · 2.5 ba · 1,406 sqft · Condo · 197 Days on market

Built 2025 Good condition $174/sqft · at area comps Est $254k · at est. $50/mo HOA · 3% of rent ↓ 6% since listing

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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 +9.1/15.0
• Cash flow +8.4/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience modern living in this beautifully crafted new-construction townhome in a growing, revitalizing area of Concord, NC, with a $5,000 guaranteed builder credit for all buyers, regardless of income, making affordability more attainable. Many buyers may qualify for down payment assistance ranging from $2,500 up to $182,500. There is a community land trust option at a home price of $220,000, with preferred lenders. This thoughtfully designed 3-bedroom, 2.5-bath home features an open-concept layout ideal for both entertaining and everyday living.

Key facts

• Stylish kitchen
• Large pantry
• Abundant cabinetry

Tags

• NEW-CONSTRUCTION TOWNHOME
• OPEN-CONCEPT LAYOUT
• STYLISH KITCHEN
• LARGE PANTRY
• ABUNDANT CABINETRY
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (21.3% below list).
• Recommended offer: $193k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.4% in Concord — 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 81/100 on livability (#18 in NC, #1,595 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: R Brown Mcallister Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 375 students, 35% FRL); Concord Middle (math 24% / reading 30%, grade F, #374 of 475 statewide, top 80%, 713 students, 100% FRL); Concord High (math 42% / reading 50%, grade D-, #346 of 535 statewide, top 65%, 984 students, 66% FRL) — zoned schools average 67% FRL vs 36% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 54% district-wide (-12 pts) — the specific schools serving this property underperform the Cabarrus County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 449 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $7k 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 197 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $192,823 (21.3% 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. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $254,288
• List price: $245,000
• Delta: -3.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 Melrose Dr SW Unit D	0.05mi	3/2.5	1,406 (0%)	1mo	$245,000	$174	97
355 Melrose Dr SW Unit F	0.04mi	3/2.5	1,406 (0%)	1mo	$245,000	$174	97
400 Lincoln St SW	0.24mi	3/2.0	1,456 (+4%)	1mo	$289,900	$199	80
247 Patterson Ave SE	1.38mi	3/2.5	1,389 (-1%)	1mo	$330,000	$238	62
216 Hillside Ave SW	0.54mi	3/2.0	1,310 (-7%)	0mo	$320,000	$244	61
149 Melrose Dr SW	0.45mi	3/2.0	1,263 (-10%)	0mo	$290,000	$230	60
227 Hilltop Ave SW	0.31mi	3/2.0	1,203 (-14%)	1mo	$219,900	$183	58
262 Elm Ave NW	1.35mi	3/1.0	1,360 (-3%)	0mo	$169,000	$124	53
384 Grace Ave NW	1.13mi	3/1.0	1,357 (-4%)	0mo	$205,000	$151	53
711 Spring St SW	0.95mi	3/2.0	1,520 (+8%)	1mo	$343,500	$226	49
89 Hillcrest Ave SE	0.77mi	3/1.0	1,568 (+12%)	2mo	$315,000	$201	38
708 Old Charlotte Rd SW	0.89mi	2/2.0 (-1)	1,214 (-14%)	1mo	$210,000	$173	34

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-53,195
• Equity at exit: $36,530

10-year hold

• IRR: -16.0%
• Equity multiple: 0.09×
• Total profit: $-62,264
• Equity at exit: $21,183

Cash invested: $68,600 (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 28025

• Rents YoY: 3.2%
• Active inventory: 449
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$50
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-220

Break-even live

Break-even rent $2,207

Max offer price $213,189

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-135	+0% $-220	+5% $-304	+10% $-389
Rent	-10% $-372	-5% $-296	+0% $-220	+5% $-144	+10% $-68
Rate	-1.0pp $-96	-0.5pp $-158	base $-220	+0.5pp $-283	+1.0pp $-348

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: $61,250
• Closing costs: $7,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Broad Dr SW Concord, NC	3.0	2.0	1000	$1,700	$1.70	76d	1	0.28mi
228 Tournament Dr SW Concord, NC	3.0	2.0	1161	$1,650	$1.42	115d	1	0.42mi
337 Pecan Ct SW Concord, NC	3.0	2.0	1254	$1,610	$1.28	108d	1	0.45mi
197 Young Ave SW Unit 199_YOUNG Concord, NC	3.0	2.5	1288	$1,700	$1.32	10d	1	0.56mi
204 Corban Ave SW Concord, NC	3.0	2.0	1487	$1,600	$1.08	97d	1	0.68mi
121 Marshdale Ave SW Concord, NC	3.0	2.0	1572	$1,900	$1.21	30d	1	0.72mi
121 Marshdale Ave SW Concord, NC	3.0	2.0	1572	$1,900	$1.21	40d	1	0.72mi
299 Brunting Ln SW Concord, NC	3.0	1.0	1059	$1,500	$1.42	119d	4	0.73mi
6 Meadowview Ave SW Concord, NC	3.0	2.0	1176	$1,695	$1.44	86d	1	0.75mi
6 Meadowview Ave SW Concord, NC	3.0	2.0	1176	$1,695	$1.44	88d	1	0.75mi
57 Corban Ave SW Unit C Concord, NC	3.0	2.0	1029	$2,000	$1.94	84d	1	0.77mi
51 Hawthorne St SW Concord, NC	3.0	2.0	1376	$1,900	$1.38	59d	1	0.78mi
195 Vee Ave SW Concord, NC	4.0	3.5	1867	$2,125	$1.14	63d	1	0.79mi
219 Green Dr SW Concord, NC	3.0	2.0	1278	$1,795	$1.40	56d	1	0.87mi
219 Green Dr SW Concord, NC	3.0	2.0	1278	$1,900	$1.49	100d	1	0.87mi
23 Market St SW Concord, NC	2.0	1.0–2.0	944	$2,579	$2.73	0d	103	0.95mi
151 Swink St SW Concord, NC	3.0	2.0	1120	$2,000	$1.79	6d	1	0.97mi
100 Concord Chase Cir SW Concord, NC	2.0–3.0	1.0–2.0	972	$1,350	$1.39	64d	1	1.03mi
782 Union St S Concord, NC	3.0	2.0	1505	$2,300	$1.53	110d	1	1.06mi
355 Splicewood Dr SW Concord, NC	3.0	2.0	1144	$1,683	$1.47	98d	1	1.12mi
116 Cabarrus Ave E Concord, NC	3.0	1.0	1495	$2,300	$1.54	99d	1	1.19mi
71 Woodsdale Pl SE Concord, NC	3.0	2.5	1315	$1,800	$1.37	72d	1	1.20mi
619 Flynwood Pl SW Concord, NC	3.0	2.0	1272	$1,650	$1.30	88d	1	1.31mi
880 Old Charlotte Rd SW Concord, NC	3.0	2.0	1188	$1,800	$1.52	30d	1	1.35mi
231 Glenn St NW Concord, NC	2.0	2.0	1056	$1,650	$1.56	10d	1	1.36mi
882 Old Charlotte Rd SW Concord, NC	3.0	2.5	1188	$1,750	$1.47	4d	1	1.36mi
799 Sunderland Rd SW Concord, NC	3.0	1.0	1060	$1,595	$1.50	30d	1	1.40mi
2873 Signal Ct SW Concord, NC	3.0	2.5	1425	$1,883	$1.32	108d	1	1.42mi
529 Pullman St SW Concord, NC	3.0	2.0	1255	$1,759	$1.40	76d	1	1.47mi
272 Epworth St NW Concord, NC	3.0	2.0	1100	$1,700	$1.55	10d	1	1.49mi
502 Amhurst St SW #001 Concord, NC	3.0	2.5	1830	$2,300	$1.26	88d	1	1.50mi
502 Amhurst St SW #001 Concord, NC	3.0	2.5	1830	$2,300	$1.26	119d	1	1.50mi

Property features AI

Finance

• HOA & community: Mandatory HOAHOA fee $50 monthly (approximately $600 annually)

Exterior

• Parking: Parking lotElectric vehicle charging station(s)
• Utilities: City waterPublic sewer
• Home design: Residential townhouseTwo levelsSite builtNew constructionDevelopment completed
• Construction: Fiber cement and hardboard sidingSlab foundation
• Exterior features: Paved, publicly maintained road accessNo assigned parking spaces

Interior

• Kitchen: Electric rangeDishwasherMicrowaveGarbage disposal
• Bedrooms: Three bedrooms (all on the upper level)
• Bathrooms: Two full bathrooms (upper level)One half bathroom (main level)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Nine total roomsEntry level is 1Dishwasher, Disposal, Electric Range, Microwave
• Laundry & utility: Electric dryer hookup

HOA detail $50/mo · $600/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $245,000 Active 197 DOM
2. 2026-09-22
   days on market $245,000 Active 196 DOM
3. 2026-09-21
   days on market $245,000 Active 195 DOM
4. 2026-09-20
   days on market $245,000 Active 194 DOM
5. 2026-09-19
   days on market $245,000 Active 193 DOM
6. 2026-09-18
   days on market $245,000 Active 192 DOM
7. 2026-09-17
   days on market $245,000 Active 191 DOM
8. 2026-09-16
   days on market $245,000 Active 190 DOM
9. 2026-09-15
   days on market $245,000 Active 189 DOM
10. 2026-09-14
    days on market $245,000 Active 188 DOM
11. 2026-09-13
    days on market $245,000 Active 187 DOM
12. 2026-09-12
    days on market $245,000 Active 186 DOM
13. 2026-09-11
    days on market $245,000 Active 185 DOM
14. 2026-09-05
    days on market $245,000 Active 179 DOM
15. 2026-09-04
    days on market $245,000 Active 178 DOM
16. 2026-08-31
    days on market $245,000 Active 174 DOM
17. 2026-08-30
    days on market $245,000 Active 173 DOM
18. 2026-08-29
    days on market $245,000 Active 172 DOM
19. 2026-08-28
    days on market $245,000 Active 171 DOM
20. 2026-08-27
    days on market $245,000 Active 170 DOM
21. 2026-08-25
    days on market $245,000 Active 168 DOM
22. 2026-08-24
    days on market $245,000 Active 167 DOM
23. 2026-08-23
    days on market $245,000 Active 166 DOM
24. 2026-08-22
    days on market $245,000 Active 165 DOM
25. 2026-08-21
    days on market $245,000 Active 164 DOM
26. 2026-08-20
    days on market $245,000 Active 163 DOM
27. 2026-08-19
    days on market $245,000 Active 162 DOM
28. 2026-08-18
    days on market $245,000 Active 161 DOM
29. 2026-08-17
    days on market $245,000 Active 160 DOM
30. 2026-08-16
    days on market $245,000 Active 159 DOM
31. 2026-08-15
    days on market $245,000 Active 158 DOM
32. 2026-08-14
    days on market $245,000 Active 157 DOM
33. 2026-08-13
    days on market $245,000 Active 156 DOM
34. 2026-08-12
    days on market $245,000 Active 155 DOM
35. 2026-08-11
    days on market $245,000 Active 154 DOM
36. 2026-08-10
    days on market $245,000 Active 153 DOM
37. 2026-08-09
    days on market $245,000 Active 152 DOM
38. 2026-08-08
    days on market $245,000 Active 151 DOM
39. 2026-08-06
    days on market $245,000 Active 149 DOM
40. 2026-08-05
    days on market $245,000 Active 148 DOM
41. 2026-08-04
    days on market $245,000 Active 147 DOM
42. 2026-08-03
    days on market $245,000 Active 146 DOM
43. 2026-07-31
    days on market $245,000 Active 143 DOM
44. 2026-07-30
    days on market $245,000 Active 142 DOM
45. 2026-07-30
    days on market $245,000 Active 141 DOM
46. 2026-07-28
    days on market $245,000 Active 140 DOM
47. 2026-07-26
    days on market $245,000 Active 138 DOM
48. 2026-07-24
    days on market $245,000 Active 136 DOM
49. 2026-07-23
    days on market $245,000 Active 135 DOM
50. 2026-07-22
    days on market $245,000 Active 134 DOM

ⓘ 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: $23,139
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$600
• − Depreciation: −$7,127
• Taxable loss: −$6,915
• Est. tax savings @ 24.0%: +$1,659
• After-tax cash flow: $-979/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 · 13 photos

Good 80/100 None rehab

This modern townhome is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for value increase through minor cosmetic updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and property value. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary R Brown Mcallister Elementary C NC #302/1,410 Nat'l #9,801/41,679 Middle Concord Middle F NC #374/475 Nat'l #9,793/14,009 High Concord High D- NC #346/535 Nat'l #6,672/17,239

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

A Composite livability gradescore 81/100

Livability — Concord

• Score: 81/100
• State rank: #18
• US rank: #1595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concord, NC
• County: Cabarrus County · 239,273 people
• City population: 140,106
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 58,334
• Household income: $79,545
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 21% Hispanic / Latino 13% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9%

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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: ▼ -282.07%
• Current HPI: 258.1615
• Rent YoY: ▲ 3.23%
• 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

• HOA & community: Mandatory HOAHOA fee $50 monthly (approximately $600 annually)

Exterior

• Parking: Parking lotElectric vehicle charging station(s)
• Utilities: City waterPublic sewer
• Home design: Residential townhouseTwo levelsSite builtNew constructionDevelopment completed
• Construction: Fiber cement and hardboard sidingSlab foundation
• Exterior features: Paved, publicly maintained road accessNo assigned parking spaces

Interior

• Kitchen: Electric rangeDishwasherMicrowaveGarbage disposal
• Bedrooms: Three bedrooms (all on the upper level)
• Bathrooms: Two full bathrooms (upper level)One half bathroom (main level)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Nine total roomsEntry level is 1Dishwasher, Disposal, Electric Range, Microwave
• Laundry & utility: Electric dryer hookup

Price history

-5.8% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $245,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-10 Listed $260,000 CANOPYMLS as Distributed by MLS Grid