307 Meadowbrook Dr · Newton, NC 28658

$240,000

3 bd · 2.5 ba · 1,444 sqft · SingleFamily public records · 20 Days on market

Built 1976 0.26 ac lot Est $300k · 20% under

---

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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 307 Meadowbrook Drive in charming Newton, NC! This 3-bed, 2.5-bath split-foyer home offers many recent upgrades—roof (6 yrs), HVAC (2 yrs), and plumbing (6 mos)—giving you peace of mind to focus on adding your own style. The main level features bright living spaces and bedrooms, while the lower level includes a cozy den with a brick fireplace, full bath, and laundry area—perfect for guests or a home office. Enjoy a fenced backyard with a deck for relaxing or entertaining. Conveniently located near Hwy 40, 321, and 16, you’re just 45 minutes from Charlotte and close to schools, parks, shopping, and Newton’s lively downtown with restaurants, wine bars,

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached 2-car garage facing front; Driveway; Garage approximately 587 sq ft
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; Brick exterior; Tri-level home; Main level entry garage
• Construction: Brick construction; Basement and slab foundation
• Exterior features: Walk-out basement; Basement storage space; Basement shop area; Basement apartment potential; Basement garage door; Publicly maintained asphalt and concrete roads

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (3 on main level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Central heating; Central air conditioning; Fireplace; Refrigerator included; Tri-level layout
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (15.4% below list).
• Recommended offer: $203k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.9% in Newton — 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 73/100 on livability (#77 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, amenities F.
• Newton Conover City Schools (suburban): math 49% / reading 47% proficiency, ranked #74 of 178 in NC (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Newton Elementary (math 37% / reading 32%, grade F, #835 of 1,410 statewide, top 62%, 350 students, 75% FRL); Newton-Conover Middle (math 43% / reading 48%, grade D+, #154 of 475 statewide, top 33%, 603 students, 65% FRL); Newton-Conover High (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 758 students, 59% FRL).
• Market conditions: 229 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,016 units permitted in Catawba County in 2024 (255 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.
• Catawba County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $123k; list at $240k implies a 95% gain — meaningful room to come down on a strong offer.

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 $202,977 (15.4% below list)

Questions for the listing agent

1. Built in 1976 — 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 D 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: 0.85% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $300,352
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 Brentwood Dr	0.24mi	3/2.0	1,460 (+1%)	12mo	$306,500	$210	75
1070 S College Ave	0.51mi	3/2.0	1,393 (-4%)	1mo	$289,900	$208	68
409 Cardinal Dr	0.06mi	3/2.5	1,656 (+15%)	6mo	$255,500	$154	68
401 Clover Ln	0.08mi	3/1.5	1,235 (-14%)	8mo	$205,000	$166	61
1624 Brentwood Dr	0.26mi	4/2.0 (+1)	1,640 (+14%)	3mo	$250,000	$152	56
1205 Southwood Dr	0.23mi	2/2.0 (-1)	1,298 (-10%)	12mo	$200,000	$154	56
910 S College Ave	0.72mi	3/2.5	1,362 (-6%)	16mo	$355,000	$261	44
1138 Lakewood Dr	0.58mi	3/2.0	1,292 (-10%)	16mo	$299,000	$231	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-32,395
• Equity at exit: $35,785

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-20,031
• Equity at exit: $20,751

Cash invested: $67,200 (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 28658

• Home prices YoY: -23.3%
• Active inventory: 229
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $103

Break-even live

Break-even rent $1,899

Max offer price $240,000

Occupancy floor 90%

Sensitivity live

Price	-10% $239	-5% $171	+0% $103	+5% $35	+10% $-33
Rent	-10% $-57	-5% $23	+0% $103	+5% $183	+10% $263
Rate	-1.0pp $224	-0.5pp $164	base $103	+0.5pp $41	+1.0pp $-22

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 S Caldwell Ave Newton, NC	2.0	1.5	918	$1,575	$1.72	7d	1	1.07mi
2230 Evergreen Dr Newton, NC	3.0	2.0	1492	$2,400	$1.61	22d	1	1.32mi

Listing history 15 events

1. 2026-06-21
   days on market $240,000 Coming Soon 20 DOM
2. 2026-06-19
   days on market $240,000 Coming Soon 18 DOM
3. 2026-06-18
   days on market $240,000 Coming Soon 17 DOM
4. 2026-06-17
   days on market $240,000 Coming Soon 16 DOM
5. 2026-06-16
   days on market $240,000 Coming Soon 15 DOM
6. 2026-06-15
   days on market $240,000 Coming Soon 14 DOM
7. 2026-06-14
   days on market $240,000 Coming Soon 12 DOM
8. 2026-06-13
   days on market $240,000 Coming Soon 11 DOM
9. 2026-06-10
   days on market $240,000 Coming Soon 9 DOM
10. 2026-06-09
    days on market $240,000 Coming Soon 8 DOM
11. 2026-06-08
    days on market $240,000 Coming Soon 7 DOM
12. 2026-06-07
    days on market $240,000 Coming Soon 6 DOM
13. 2026-06-05
    days on market $240,000 Coming Soon 3 DOM
14. 2026-06-01
    remarks 669-char remark
15. 2026-06-01
    listed $240,000 Coming Soon 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: $1,703 · $142/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$265/yr (+$22/mo · 15.6%)

ⓘ 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 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,357
• − Mortgage interest: −$13,444
• − Property taxes: −$1,703
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$6,982
• Taxable loss: −$2,868
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $1,925/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: Newton Conover City Schools
• NCES district ID: 3703360
• Math proficiency: 49% ▲ 11.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $39,491
• Composite: 40.13/100
• National rank: #3797
• State rank: #74 of 178 in NC

Livability — Newton

• Score: 73/100
• State rank: #77
• US rank: #5536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, NC
• Population (ZIP): 25,681

Population outlook (Catawba County) Hauer SSP2

• Today (2025): 156,513 people
• By 2030: 155,267 · -0.8%
• By 2040: 151,110 · -3.5%
• By 2050: 145,524 · -7.0%
• By 2075: 134,047 · -14.4%
• By 2100: 119,424 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 12% Black 8% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 3% Tagalog/Filipino 1%

Political lean MEDSL · Catawba

• 2024 margin: Solid R (+38.0) · D 30.6% · R 68.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -25.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+37.0 2016: R+38.0 2012: R+29.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.85%
• Current HPI: 262.8541
• Rent YoY: —
• Metro: —
• 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

+95.0% since first listed

3 events — show timeline

• 2026-06-01 Coming Soon $240,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-09 Listed $245,000 CANOPYMLS as Distributed by MLS Grid
• 2018-07-23 Sold (Public Records) $123,100 Public Records

Property tax history

+4.4%/yr

Latest (2024): $1,703 · +0.0% YoY. Source: county tax records.