2550 Miami Church Rd · Concord, NC 28025

$199,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 3 Days on market

Built 1965 0.60 ac lot Est $332k · 40% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This brick home sits on a little over a half acre and is full of potential-it is ready for your vision! Featuring 3 bedrooms and 1 bath, this property offers the perfect opportunity for investors, renovators, or buyers looking to create their own home with some effort and imagination. The spacious living room is highlighted by a beautiful brick wood burning fireplace that adds character to country living. Enjoy low county taxes and plenty of room to enjoy the outdoors. The roof is estimated to be 5 years old, HVAC roughly 2019 and the panel box was replaced when it was installed, septic last pumped in 2021. Whether you're looking for your next project or a place to make your own, this rur

Key facts

• Brick home
• Low county taxes
• Rural property

Tags

• BRICK HOME
• WOOD BURNING FIREPLACE
• LOW COUNTY TAXES
• ROOM TO ENJOY OUTDOORS
• RURAL PROPERTY

Property features AI

Finance

• Other: Zoned LDR; Two or more access exits (accessibility feature)
• HOA & community: No HOA

Exterior

• Parking: Attached carport (1 covered carport space); Driveway
• Utilities: Well water; Septic system; Electricity connected
• Home design: Single-family residence (site built); One story; Crawl space foundation
• Construction: Brick full exterior construction
• Exterior features: Shed(s); Publicly maintained road access; Gravel and paved road surfaces

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Storm door(s); Living room wood-burning fireplace; One room (listed room count)
• Laundry & utility: Washer and dryer located in the carport

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $190k (4.4% below list).
• Recommended offer: $190k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.3% 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: A T Allen Elementary (math 32% / reading 38%, grade F, #825 of 1,410 statewide, top 59%, 632 students, 69% FRL); Mount Pleasant High (math 62% / reading 61%, grade B-, #199 of 535 statewide, top 37%, 902 students, 38% FRL) — zoned schools average 54% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 303 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $190,330 (4.4% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $331,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 Miami Church Rd	0.00mi	3/1.0	1,301 (-3%)	0mo	$200,000	$154	94
4206 Flowes Store Rd	0.64mi	2/1.0 (-1)	1,215 (-10%)	9mo	$330,000	$272	42
4374 Flowes Store Rd	0.73mi	3/1.0	1,516 (+13%)	7mo	$375,000	$247	38

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-15,696
• Equity at exit: $29,672

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $8,760
• Equity at exit: $17,206

Cash invested: $55,720 (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: 303
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $254

Break-even live

Break-even rent $1,582

Max offer price $199,000

Occupancy floor 82%

Sensitivity live

Price	-10% $366	-5% $310	+0% $254	+5% $197	+10% $141
Rent	-10% $103	-5% $178	+0% $254	+5% $329	+10% $404
Rate	-1.0pp $354	-0.5pp $304	base $254	+0.5pp $202	+1.0pp $150

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Aershire Ct Concord, NC	4.0	2.5	1875	$2,019	$1.08	5d	1	1.49mi

Listing history 1 events

1. 2026-05-22
   listed $199,000 Active

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$151/yr (+$13/mo · 10.2%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,840
• − Mortgage interest: −$11,147
• − Property taxes: −$1,481
• − Insurance: −$995
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,789
• Taxable loss: −$227
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $3,099/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: 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

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

• County: Cabarrus County · 218,793 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: 1852.0

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%

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%

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

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

1 event — show timeline

• 2026-05-22 Listed $199,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,481 · +0.0% YoY. Source: county tax records.