4525 Rolling Hill Dr · Charlotte, NC 28213

$199,900

3 bd · 2.0 ba · 984 sqft · SingleFamily public records · 8 Days on market

Built 1997 7,492 sqft lot Est $267k · 25% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single story home with 3 bedrooms, 2 baths, kitchen, living room and dining room. Home features neutral colors throughout, porch and sits on 0.17 acre nice lot. Come and see!

Key facts

• 7,492 sq ft lot
• Built 1997
• Listed 8 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single family residence; Residential property; One story
• Construction: Site-built construction; Wood construction materials; Crawl space foundation; Built on one level
• Exterior features: Dirt and paved road access; Publicly maintained road

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fan(s)
• Interior features: 10 total rooms; Central heating; Forced air heating; Ceiling fans; Central air conditioning; Refrigerator included
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $185k (7.4% below list).
• Recommended offer: $185k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Hidden Valley Elementary (math 27% / reading 16%, grade F, #1,218 of 1,410 statewide, top 87%, 943 students, 100% FRL); Martin Luther King Jr Middle (math 11% / reading 20%, grade F, #456 of 475 statewide, top 96%, 931 students, 100% FRL); 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.
• Zoned-school proficiency averages 25% at this address vs 44% district-wide (-19 pts) — the specific schools serving this property underperform the Charlotte-Mecklenburg Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent runs 38% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,132 (7.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $266,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 Pondella Dr	0.66mi	3/1.0	985 (+0%)	1mo	$266,800	$271	64
631 W Craighead Rd	0.57mi	3/2.0	1,019 (+4%)	5mo	$280,000	$275	64
3801 Sofley Rd	0.54mi	3/2.0	953 (-3%)	9mo	$260,000	$273	62
4101 Cushman St	0.49mi	3/2.0	1,000 (+2%)	18mo	$300,000	$300	60
4823 Springview Rd	0.46mi	3/1.0	985 (+0%)	22mo	$194,900	$198	56
5123 Cinderella Rd	0.51mi	3/1.0	983 (-0%)	23mo	$270,000	$275	53
622 Northcrest Dr	0.65mi	3/1.0	923 (-6%)	5mo	$170,000	$184	52
823 Ridgedale Ct	0.52mi	3/1.0	972 (-1%)	22mo	$278,000	$286	51
4900 Snow White Ln	0.41mi	3/1.0	1,107 (+12%)	8mo	$205,000	$185	49
507 Burroughs St	0.49mi	3/1.0	1,026 (+4%)	21mo	$230,000	$224	48
830 Log Cabin Rd	0.51mi	3/1.0	1,125 (+14%)	8mo	$266,000	$236	42
4907 Springview Rd	0.48mi	3/1.5	1,115 (+13%)	24mo	$250,000	$224	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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-24,998
• Equity at exit: $29,806

10-year hold

• IRR: -7.4%
• Equity multiple: 0.58×
• Total profit: $-23,668
• Equity at exit: $17,284

Cash invested: $55,972 (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 28213

• Home prices YoY: -24.9%
• Rents YoY: 0.6%
• Active inventory: 283
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $184

Break-even live

Break-even rent $1,618

Max offer price $199,900

Occupancy floor 85%

Sensitivity live

Price	-10% $298	-5% $241	+0% $184	+5% $128	+10% $71
Rent	-10% $38	-5% $111	+0% $184	+5% $257	+10% $331
Rate	-1.0pp $285	-0.5pp $235	base $184	+0.5pp $133	+1.0pp $80

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4333 Cinderella Rd Charlotte, NC	1.0–2.0	1.0–1.5	759	$1,425	$1.88	25d	1	0.13mi
337 Wellingford St Charlotte, NC	3.0	1.0	843	$1,700	$2.02	25d	1	0.20mi
4300 Penny Way Charlotte, NC	2.0–3.0	2.0	1014	$1,400	$1.38	3d	1	0.22mi
601 Kentbrook Dr Charlotte, NC	3.0	1.0	1000	$1,685	$1.69	3d	1	0.42mi
614 Kentbrook Dr Charlotte, NC	3.0	1.5	1104	$1,600	$1.45	6d	1	0.45mi
815 Echo Glen Rd Charlotte, NC	3.0	1.5	1125	$1,495	$1.33	16d	1	0.66mi
411 Lambeth Dr Charlotte, NC	1.0–3.0	1.0–1.5	826	$1,675	$2.03	15d	1	0.66mi
4325 Raleigh St Charlotte, NC	1.0–2.0	1.0–2.0	1005	$1,920	$1.91	6d	25	0.73mi
3934 Raleigh St Charlotte, NC	3.0	1.0–2.0	959	$3,105	$3.24	9d	103	0.77mi
4101 Raleigh St Charlotte, NC	2.0	1.0–2.0	910	$2,356	$2.59	0d	160	0.77mi
2019 Aberdale Farm Ln Charlotte, NC	2.0–4.0	2.0	1119	$1,450	$1.30	6d	1	0.82mi
229 Hilo Dr Charlotte, NC	1.0–2.0	1.0–2.0	860	$1,475	$1.72	25d	1	0.82mi
1030 Stitch Bend Way Charlotte, NC	2.0	1.0–2.0	820	$2,379	$2.90	0d	30	0.91mi
3750 Philemon Ave Charlotte, NC	3.0	1.0–2.0	909	$2,577	$2.83	0d	24	0.93mi
629 Raphael Pl Charlotte, NC	2.0	2.0	1065	$1,750	$1.64	25d	1	1.05mi
3537 Warp St Charlotte, NC	2.0	2.0	1070	$1,800	$1.68	25d	1	1.06mi
3531 Warp St Charlotte, NC	2.0	2.0	1006	$1,750	$1.74	6d	1	1.07mi
1841 Prospect Dr Charlotte, NC	1.0–3.0	1.0–2.0	915	$1,604	$1.75	9d	25	1.09mi
4207 Dinglewood Ave Charlotte, NC	3.0	1.0	950	$1,349	$1.42	18d	1	1.10mi
4239 Dinglewood Ave Charlotte, NC	3.0	1.0	900	$1,850	$2.06	25d	1	1.10mi
6126 Amberly Ln Charlotte, NC	3.0	2.0	1115	$2,050	$1.84	18d	1	1.11mi
6126 Amberly Ln Charlotte, NC	3.0	2.0	1115	$2,050	$1.84	22d	1	1.11mi
1240 Merrick St Charlotte, NC	2.0–4.0	2.0	1204	$1,437	$1.19	25d	1	1.13mi
1300 Hunter Oaks Ln Charlotte, NC	1.0–3.0	1.0–2.0	910	$1,500	$1.65	6d	6	1.17mi
3500 Philemon Ave Charlotte, NC	2.0	1.0–2.0	781	$2,359	$3.02	0d	112	1.18mi
110 E 36th St Charlotte, NC	3.0	1.0–2.0	883	$3,195	$3.62	3d	51	1.19mi
1305 Hunter Oaks Ln Charlotte, NC	2.0	2.0	996	$1,300	$1.31	25d	1	1.20mi
1305 Hunter Oaks Ln Unit 1303-01 Charlotte, NC	3.0	2.0	1076	$1,500	$1.39	6d	1	1.20mi
1305 Hunter Oaks Ln Unit 1302-15 Charlotte, NC	2.0	2.0	996	$1,300	$1.31	6d	1	1.20mi
1305 Hunter Oaks Ln Unit 115 Charlotte, NC	3.0	2.0	1076	$1,500	$1.39	25d	1	1.20mi
1400 Ventura Way Dr Charlotte, NC	3.0	1.0–1.5	650	$1,501	$2.31	0d	17	1.25mi
300 E 36th St Charlotte, NC	3.0	1.0–2.5	1040	$3,168	$3.05	3d	31	1.26mi
423 E 36th St Charlotte, NC	3.0	1.0–2.0	903	$3,012	$3.34	0d	17	1.27mi
3310 N Davidson St Charlotte, NC	3.0	1.0–2.0	996	$3,178	$3.19	3d	18	1.29mi
424 E 36th St Charlotte, NC	2.0	1.0–2.0	920	$2,477	$2.69	0d	32	1.30mi
3035 N Tryon St Charlotte, NC	2.0	1.0–2.0	968	$2,661	$2.75	0d	340	1.31mi
5001 Lakecrest Dr Charlotte, NC	2.0	1.0	1000	$1,600	$1.60	18d	1	1.35mi
5003 Lakecrest Dr Charlotte, NC	2.0	1.0	1000	$1,600	$1.60	18d	1	1.35mi
3306 N McDowell St Charlotte, NC	1.0–2.0	1.0	740	$1,555	$2.10	6d	3	1.36mi
4928 Malibu Dr Charlotte, NC	2.0	1.0	975	$1,475	$1.51	22d	1	1.38mi

Listing history 7 events

1. 2026-06-18
   status $199,900 Pending 8 DOM
2. 2026-06-18
   days on market $199,900 Active 8 DOM
3. 2026-06-17
   days on market $199,900 Active 7 DOM
4. 2026-06-16
   days on market $199,900 Active 6 DOM
5. 2026-06-15
   days on market $199,900 Active 5 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $199,900 Active 3 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: $1,759 · $147/mo
• Projected year-2 tax: $1,759 · $147/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $22,216
• − Mortgage interest: −$11,198
• − Property taxes: −$1,759
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$5,815
• Taxable loss: −$1,110
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $2,479/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): 45,904
• Household income: $58,146
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 3547.0

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 48% Hispanic / Latino 27% White 18% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 23% Other Indo-European 1% Arabic 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: ▼ -88.12%
• Current HPI: 265.9966
• Rent YoY: ▲ 0.63%
• 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

+445.7% since first listed

9 events — show timeline

• 2026-06-10 Listed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2026-05-29 Rental Removed $1,795 RENTLY
• 2026-05-24 Listed for Rent $1,795 RENTLY
• 2014-04-02 Sold (Public Records) $185,000 Public Records
• 2013-11-21 Sold (MLS) $36,000 CANOPYMLS as Distributed by MLS Grid
• 2013-10-15 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2013-10-15 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2013-10-10 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2013-09-27 Listed $36,630 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $1,759 · +2.8% YoY. Source: county tax records.