5356 Austin Knoll Ct · Charlotte, NC 28269

$240,000

3 bd · 2.5 ba · 1,220 sqft · Townhouse public records · 256 Days on market

Built 2020 1,393 sqft lot Est $287k · 16% under ↓ 27% 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 +14.8/15.0
• Cash flow +11.8/30.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * BACK ON MARKET AT NO FAULT BY THE SELLER * * Please note, plenty of days on market reflect period under contract that ended due to buyer default. Low interest rate opportunity and newly discounted price! Built in 2020, this home offers modern construction and a convenient location just minutes from Uptown Charlotte, Camp North End, and NoDa. The main level features a bright, open-concept layout with a spacious great room, dedicated dining area, and a well-appointed kitchen with all appliances included. A convenient powder room completes the first floor. Upstairs, you’ll find three inviting bedrooms, two full bathrooms, and a laundry area with washer and dryer included. Move-in

Key facts

• Open main level
• Spacious great room
• Laundry area

Tags

• OPEN MAIN LEVEL
• SPACIOUS GREAT ROOM
• WELL-APPOINTED KITCHEN
• POWDER ROOM
• LAUNDRY AREA

Property features AI

Finance

• HOA & community: Homeowners association present; HOA required

Exterior

• Parking: On-street parking
• Utilities: City water; Public sewer
• Home design: Residential townhouse; Two levels; Site built
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Publicly maintained asphalt and concrete roads

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Entry level is first floor; Central heating; Central air; Room count: 1
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-64 ($-773/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (22.9% below list).
• Recommended offer: $185k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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.
• Zoned schools: Julius L. Chambers High School (math 40% / reading 35%, grade F, #411 of 535 statewide, top 77%, 2,224 students, 100% FRL) — zoned schools average 100% FRL vs 49% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 569 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 256 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $185,139 (22.9% 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 256 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.77% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $286,700
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2635 Mccurdy Trl	0.06mi	3/2.0	1,371 (+12%)	10mo	$285,000	$208	66
3314 Cedarhurst Dr	0.56mi	3/2.0	1,212 (-1%)	9mo	$290,000	$239	63
3316 Cedarhurst Dr	0.56mi	3/2.0	1,212 (-1%)	10mo	$285,000	$235	62

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-47,712
• Equity at exit: $35,785

10-year hold

• IRR: -20.8%
• Equity multiple: 0.03×
• Total profit: $-65,235
• 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 28269

• Home prices YoY: -19.9%
• Rents YoY: 0.4%
• Active inventory: 569
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-64

Break-even live

Break-even rent $1,933

Max offer price $228,625

Occupancy floor 98%

Sensitivity live

Price	-10% $71	-5% $4	+0% $-64	+5% $-132	+10% $-200
Rent	-10% $-211	-5% $-138	+0% $-64	+5% $9	+10% $82
Rate	-1.0pp $56	-0.5pp $-3	base $-64	+0.5pp $-127	+1.0pp $-190

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 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Oneida Rd Charlotte, NC	3.0	2.0	1171	$1,725	$1.47	17d	1	0.13mi
4736 Monmouth Dr Charlotte, NC	3.0	1.0	1000	$2,000	$2.00	24d	1	0.36mi
5405 Hilltop Cir Charlotte, NC	3.0	1.0	1148	$1,500	$1.31	22d	1	0.41mi
2816 Dalecrest Dr Charlotte, NC	3.0	2.0	1223	$3,100	$2.53	24d	1	0.49mi
4922 Elizabeth Rd Charlotte, NC	3.0	2.0	1180	$2,000	$1.69	2d	1	0.58mi
3200 Dalecrest Dr Charlotte, NC	1.0–3.0	1.0–1.5	811	$1,695	$2.09	22d	1	0.62mi
2749 Fairstone Ave Charlotte, NC	3.0	2.5	1348	$1,885	$1.40	15d	1	0.66mi
5414 Princess St Charlotte, NC	3.0	1.5	1233	$1,825	$1.48	22d	1	0.67mi
3329 Nevin Brook Rd Charlotte, NC	3.0	2.5	1272	$1,850	$1.45	17d	1	0.67mi
5732 Fairchase Ave Charlotte, NC	3.0	2.0	1152	$1,700	$1.48	11d	1	0.71mi
3310 Bell Glen Ct Charlotte, NC	3.0	2.0	1294	$1,845	$1.43	14d	1	0.72mi
2332 Eargle Rd Charlotte, NC	3.0	2.0	1134	$1,795	$1.58	17d	1	0.73mi
2621 Fairstone Ave Charlotte, NC	3.0	2.5	1250	$1,095	$0.88	3d	1	0.74mi
3510 Cypress Pond Dr Charlotte, NC	3.0	1.0	1098	$1,700	$1.55	24d	1	0.79mi
2830 Hosta Dr Charlotte, NC	3.0	2.0	1410	$1,850	$1.31	3d	1	1.08mi
1841 Prospect Dr Charlotte, NC	1.0–3.0	1.0–2.0	915	$1,604	$1.75	8d	25	1.12mi
3146 Baroda Ln Charlotte, NC	1.0–2.0	1.0	870	$1,450	$1.67	24d	3	1.13mi
806 W Sugar Creek Rd Charlotte, NC	4.0	2.0	1220	$1,500	$1.23	11d	1	1.24mi
1606 Termini Dr Charlotte, NC	3.0	2.5	1259	$1,645	$1.31	2d	1	1.27mi
1606 Termini Dr Charlotte, NC	3.0	2.5	1259	$1,645	$1.31	18d	1	1.27mi
3023 Nevin Place Dr Charlotte, NC	2.0	2.5	1022	$1,650	$1.61	24d	1	1.32mi
5814 Bradford Lake Ln Charlotte, NC	3.0	2.0	1475	$2,000	$1.36	17d	1	1.35mi
1400 Ventura Way Dr Charlotte, NC	3.0	1.0–1.5	650	$1,513	$2.33	2d	18	1.36mi
6366 Mallard View Ln Charlotte, NC	3.0	2.5	1325	$1,800	$1.36	24d	1	1.36mi
7023 Star Oaks Ln Charlotte, NC	2.0	2.0	1000	$1,445	$1.45	24d	1	1.37mi
6001 Bennettsville Ln Charlotte, NC	1.0–3.0	1.0–2.0	1071	$1,685	$1.57	2d	12	1.39mi
7011 Star Oaks Ln Charlotte, NC	1.0–2.0	1.0–2.0	875	$1,445	$1.65	24d	12	1.40mi
6415 Mallard View Ln Charlotte, NC	2.0	2.5	1072	$1,695	$1.58	24d	1	1.42mi
1305 Hunter Oaks Ln Unit 1302-15 Charlotte, NC	2.0	2.0	996	$1,300	$1.31	5d	1	1.43mi
1305 Hunter Oaks Ln Unit 1303-01 Charlotte, NC	3.0	2.0	1076	$1,500	$1.39	5d	1	1.43mi
1305 Hunter Oaks Ln Charlotte, NC	2.0	2.0	996	$1,300	$1.31	24d	1	1.43mi
1305 Hunter Oaks Ln Unit 115 Charlotte, NC	3.0	2.0	1076	$1,500	$1.39	24d	1	1.46mi
1300 Hunter Oaks Ln Charlotte, NC	1.0–3.0	1.0–2.0	910	$1,500	$1.65	5d	6	1.48mi
4333 Cinderella Rd Charlotte, NC	1.0–2.0	1.0–1.5	759	$1,425	$1.88	24d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $240,000 Active 256 DOM
2. 2026-06-17
   days on market $240,000 Active 255 DOM
3. 2026-06-16
   days on market $240,000 Active 254 DOM
4. 2026-06-15
   days on market $240,000 Active 253 DOM
5. 2026-06-13
   days on market $240,000 Active 251 DOM
6. 2026-06-10
   days on market $240,000 Active 247 DOM
7. 2026-06-08
   days on market $240,000 Active 246 DOM
8. 2026-06-07
   days on market $240,000 Active 245 DOM
9. 2026-06-04
   days on market $240,000 Active 242 DOM
10. 2026-06-03
    days on market $240,000 Active 241 DOM
11. 2026-06-02
    days on market $240,000 Active 240 DOM
12. 2026-06-02
    price $240,000 Active 239 DOM
13. 2026-05-31
    days on market $247,500 Active 239 DOM
14. 2026-05-01
    status Active
15. 2026-05-01
    price $247,500
16. 2026-04-15
    price $249,900
17. 2026-03-10
    price $250,000
18. 2026-01-30
    status Active
19. 2025-12-02
    historical Active Under Contract
20. 2025-11-20
    price $255,000
21. 2025-10-30
    price $260,000
22. 2025-10-10
    price $265,000
23. 2025-10-03
    listed $275,000 Active
24. 2020-06-22
    soldstatus $339,000

ⓘ 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: $2,021 · $168/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,217
• − Mortgage interest: −$13,444
• − Property taxes: −$2,021
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$6,982
• Taxable loss: −$4,984
• Est. tax savings @ 24.0%: +$1,196
• After-tax cash flow: $424/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): 79,586
• Household income: $81,517
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 2818.0

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 0.66)
• Race & ethnicity: Black 50% White 27% Hispanic / Latino 15% Two or more races 5% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 13% French/Haitian/Cajun 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: ▼ -62.04%
• Current HPI: 249.6732
• Rent YoY: ▲ 0.43%
• 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

-27.0% since first listed

11 events — show timeline

• 2026-05-01 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $247,500 CANOPYMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $249,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-30 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-02 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $255,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $260,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $265,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-03 Listed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2020-06-22 Sold (Public Records) $339,000 Public Records

Property tax history

+31.8%/yr

Latest (2025): $2,021 · +1.7% YoY. Source: county tax records.