1831 J Julian Ln · Charlotte, NC 28208

$110,000

2 bd · 2.0 ba · 968 sqft · Condo public records · 2 Days on market

Built 1985 $240/mo HOA · 17% of rent

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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 +21.1/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained Condo for under 100K minutes away from Uptown, Restaurants, and the Airport. This 2 Bedroom 2 Bathroom provides the perfect opportunity for a first-time homebuyer or an investor looking to add to their portfolio—New Flooring in the Kitchen and Bathrooms, New paint throughout the home. The homeowner is currently looking for a stove in the kitchen or is willing to give credits to cover the cost. Don't miss your chance at calling this property home.

Key facts

• New floors
• Vinyl planks
• New water heater

Tags

• NEW HEAT PUMP SYSTEM
• NEW WATER HEATER
• FRESHLY PAINTED
• NEW FLOORS
• VINYL PLANKS
• CARPET IN BEDROOMS

Property features AI

Finance

• Other: Private road directions available
• HOA & community: Mandatory HOA; Northampton Condominium Association; HOA dues $240 monthly

Exterior

• Parking: Parking lot
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water; Public sewer; Electricity connected
• Home design: Condominium (residential); One story; Entry level 2
• Construction: Site-built construction; Wood construction; Composition roof; Slab foundation
• Exterior features: Asphalt paved roads; Privately maintained road; Land included with property

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Exhaust hood
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans in multiple rooms; Fireplace; Five total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.0% 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 (+1.5%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent runs 30% of the median local income ($55k/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 $761 of loan paydown is wiped out by about $3k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $93k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $110,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.26% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-9,770
• Equity at exit: $16,401

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-3,431
• Equity at exit: $9,511

Cash invested: $30,800 (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 28208

• Home prices YoY: -33.4%
• Rents YoY: 1.5%
• Active inventory: 349
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$577
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$46
• HOA: −$240
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $157

Break-even live

Break-even rent $1,187

Max offer price $110,000

Occupancy floor 84%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1831 J Julian Ln Charlotte, NC	2.0	2.0	968	$1,575	$1.63	4d	1	0.02mi
1832 J Julian Ln Unit D Charlotte, NC	2.0	2.0	972	$1,299	$1.34	14d	1	0.11mi
1840 J Julian Ln Unit A Charlotte, NC	2.0	2.0	968	$1,425	$1.47	16d	1	0.11mi
4929 Arborwood Dr Charlotte, NC	1.0–2.0	1.0–1.5	916	$1,388	$1.52	2d	21	0.16mi
1705 Queen City Dr Charlotte, NC	1.0	1.0	600	$900	$1.50	23d	1	0.39mi
1324 Thomasboro Dr Unit 4 Charlotte, NC	2.0	1.5	958	$1,150	$1.20	23d	1	0.55mi
1320 Thomasboro Dr Unit 4 Charlotte, NC	2.0	1.5	958	$1,150	$1.20	23d	1	0.56mi
2930 Tacoma St Charlotte, NC	1.0–3.0	1.0–2.0	997	$1,350	$1.35	23d	1	0.63mi
5025 Taggart Springs Way Charlotte, NC	1.0–3.0	1.0–2.0	1087	$1,378	$1.27	2d	22	0.65mi
5025 Taggart Springs Way Charlotte, NC	1.0–3.0	1.0–2.0	1087	$1,378	$1.27	23d	1	0.65mi
2000 Weststone Dr Charlotte, NC	2.0	1.0	1058	$1,450	$1.37	23d	1	0.69mi
1234 Saratoga Dr Unit 1238-E Charlotte, NC	2.0	1.0	750	$1,195	$1.59	23d	1	0.71mi
1234 Saratoga Dr Unit 1234-B Charlotte, NC	2.0	1.0	750	$1,025	$1.37	23d	1	0.71mi
924 Crestmere St Charlotte, NC	2.0	1.0	975	$1,250	$1.28	17d	1	0.78mi
903 Lynn St Charlotte, NC	1.0–3.0	1.0–2.0	850	$1,125	$1.32	3d	2	0.80mi
1901 Ashley Rd Charlotte, NC	2.0	1.0	750	$1,330	$1.77	7d	1	0.84mi
1132 Montcalm St Charlotte, NC	2.0	1.5	864	$1,025	$1.19	16d	1	0.88mi
1124 Marble St Apt C Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.89mi
1116 Marble St Apt A Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.89mi
1120 Marble St Apt A Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.90mi
1118 Marble St Apt D Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.90mi
1118 Marble St Charlotte, NC	2.0	1.5	950	$1,350	$1.42	23d	1	0.90mi
1037 Marble St Apt A Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.90mi
1114 Marble St Apt G Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.91mi
1035 Marble St Apt H Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.91mi
1100 Marble St Apt A Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.92mi
1102 Marble St Apt E Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.92mi
1106 Marble St Apt D Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.96mi
1110 Marble St Apt B Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.97mi
912 Rowan St #2 Charlotte, NC	2.0	1.5	928	$1,100	$1.19	23d	1	0.98mi
2515 Thornton Rd Charlotte, NC	2.0	2.0	935	$1,795	$1.92	17d	1	0.99mi
1108 Marble St Unit Marble St unit 1108 Marble St Apt Charlotte, NC	2.0	1.5	950	$1,225	$1.29	23d	1	0.99mi
931 Cantwell St Unit 1 Charlotte, NC	2.0	1.5	854	$1,250	$1.46	23d	1	0.99mi
906 Rowan St #6 Charlotte, NC	2.0	1.5	928	$1,100	$1.19	7d	1	1.00mi
929 Cantwell St Unit 5 Charlotte, NC	2.0	1.5	954	$1,250	$1.31	23d	1	1.00mi
929 Cantwell St Unit 2 Charlotte, NC	2.0	1.5	954	$1,250	$1.31	4d	1	1.00mi
929 Cantwell St Charlotte, NC	2.0	1.0	954	$1,250	$1.31	2d	1	1.00mi
2620 Thornton Rd Charlotte, NC	3.0	1.0	989	$1,595	$1.61	4d	1	1.03mi
2607 Thornton Rd Charlotte, NC	3.0	1.0	950	$1,300	$1.37	2d	1	1.03mi
5945 Tuckaseegee Rd Charlotte, NC	1.0–2.0	1.0–2.0	806	$1,331	$1.65	16d	1	1.04mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $110,000 Active 2 DOM
2. 2026-06-17
   remarks 169-char remark
3. 2026-06-17
   listed $110,000 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: $897 · $75/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$5/yr ($0/mo · 0.6%)

ⓘ 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 1/10 Low
• 🌡 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: $16,631
• − Mortgage interest: −$6,162
• − Property taxes: −$897
• − Insurance: −$550
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − HOA: −$2,880
• − Depreciation: −$3,200
• Taxable income: $281
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,822/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): 40,197
• Household income: $55,431
• Rent vs Own: 60.6% rent · 39.4% own
• Severe rent burden: 2368.0

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 0.57)
• Race & ethnicity: Black 61% White 16% Hispanic / Latino 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 12% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -162.76%
• Current HPI: 324.3642
• Rent YoY: ▲ 1.47%
• 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

-97.2% since first listed

11 events — show timeline

• 2026-06-16 Price Changed $1,495 REDFIN
• 2026-06-16 Price Changed $1,499 REDFIN
• 2026-06-16 Listed $110,000 CANOPYMLS as Distributed by MLS Grid
• 2026-06-15 Price Changed $1,575 REDFIN
• 2026-06-15 Listed for Rent $1,495 REDFIN
• 2021-11-23 Sold (MLS) $93,000 CANOPYMLS as Distributed by MLS Grid
• 2021-09-26 Pending — CANOPYMLS as Distributed by MLS Grid
• 2021-09-24 Listed $95,000 CANOPYMLS as Distributed by MLS Grid
• 2021-09-23 Coming Soon $95,000 CANOPYMLS as Distributed by MLS Grid
• 1995-05-30 Sold (Public Records) $54,000 Public Records
• 1988-03-01 Sold (Public Records) $53,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $897 · +3.5% YoY. Source: county tax records.