3011 Winding Trl · Matthews, NC 28105

$324,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 77 Days on market

Built 1997 0.45 ac lot

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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).

• Cash flow +12.7/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedrooms & 2 full Bath 3011 Winding Trl, Matthews NC 28105 property is located in a highly desirable area of Matthews City . right next to Hulsey Park . Easy access to Local Amenity like Costco Whole Sale & Sam club and a lot more . It is Perfect for Investor or first time home buyer who looking for quite and growth neighborhood . The house need some interior cosmetic work and is being sold as it. It is GREAT ASSET. come tour and check it out.

Key facts

• 0.45 acre lot
• Built 1997
• Listed 76 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Manufactured single-family residence; One story
• Construction: Partial brick and vinyl exterior; Crawl space foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Electric oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Five total rooms; Central heating; Ceiling fans; Central air
• Laundry & utility: Laundry on the main level; Crawl space foundation (utility access)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-38 ($-455/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (22.9% below list).
• Recommended offer: $250k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.9% in Matthews — 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 83/100 on livability (#7 in NC, #863 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute D+.
• 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: Matthews Elementary (math 59% / reading 57%, grade C+, #236 of 1,410 statewide, top 17%, 809 students, 26% FRL) — zoned schools average 26% FRL vs 49% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Charlotte-Mecklenburg Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-3.2%/yr); 191 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $10k 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 77 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $240k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,946 (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 77 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.31×
• Total profit: $-62,344
• Equity at exit: $48,309

10-year hold

• IRR: -20.7%
• Equity multiple: 0.05×
• Total profit: $-86,120
• Equity at exit: $28,014

Cash invested: $90,720 (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 28105

• Rents YoY: -3.2%
• Active inventory: 191
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$1,699
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-38

Break-even live

Break-even rent $2,547

Max offer price $317,299

Occupancy floor 97%

Sensitivity live

Price	-10% $145	-5% $54	+0% $-38	+5% $-130	+10% $-221
Rent	-10% $-235	-5% $-137	+0% $-38	+5% $61	+10% $160
Rate	-1.0pp $125	-0.5pp $44	base $-38	+0.5pp $-122	+1.0pp $-207

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 Butler Hill Dr Matthews, NC	2.0	2.5	988	$2,250	$2.28	17d	1	0.79mi
1700 Chambers Dr Matthews, NC	1.0–2.0	1.0–2.0	742	$1,475	$1.99	17d	3	1.13mi
10624 Parrish St Matthews, NC	1.0–2.0	1.0–2.0	982	$2,088	$2.13	3d	23	1.17mi
4101 Glenloch Cir Matthews, NC	1.0–3.0	1.0–2.0	1144	$4,145	$3.62	3d	22	1.17mi
3110 Doe River Way Matthews, NC	4.0	1.0–2.5	1256	$2,994	$2.38	2d	22	1.28mi

Listing history 20 events

1. 2026-06-21
   days on market $324,000 Active 77 DOM
2. 2026-06-18
   days on market $324,000 Active 74 DOM
3. 2026-06-17
   days on market $324,000 Active 73 DOM
4. 2026-06-16
   days on market $324,000 Active 72 DOM
5. 2026-06-15
   days on market $324,000 Active 71 DOM
6. 2026-06-13
   days on market $324,000 Active 69 DOM
7. 2026-06-10
   days on market $324,000 Active 65 DOM
8. 2026-06-08
   days on market $324,000 Active 64 DOM
9. 2026-06-07
   days on market $324,000 Active 63 DOM
10. 2026-06-04
    days on market $324,000 Active 60 DOM
11. 2026-06-03
    days on market $324,000 Active 59 DOM
12. 2026-06-02
    days on market $324,000 Active 58 DOM
13. 2026-06-02
    days on market $324,000 Active 57 DOM
14. 2026-05-31
    days on market $324,000 Active 56 DOM
15. 2026-05-08
    price $324,000
16. 2026-04-15
    price $325,000
17. 2026-04-06
    listed $331,000 Active
18. 2026-04-02
    historical $331,000
19. 2024-03-22
    soldstatus $240,000
20. 1984-09-01
    soldstatus $62,000

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $2,657 · $221/mo
• Expected delta: +$516/yr (+$43/mo · 24.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $29,994
• − Mortgage interest: −$18,149
• − Property taxes: −$2,141
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$9,425
• Taxable loss: −$6,141
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $1,019/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 — Matthews

• Score: 83/100
• State rank: #7
• US rank: #863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Matthews, NC
• County: Mecklenburg County · 1,167,319 people
• City population: 83,458
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 46,817
• Household income: $108,190
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1035.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 14% Asian 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Serbian 3% Slovak 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 4% Chinese 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: ▼ -227.75%
• Current HPI: 276.5463
• Rent YoY: ▼ -3.19%
• 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

+422.6% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $324,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $325,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-06 Listed $331,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-02 Coming Soon $331,000 CANOPYMLS as Distributed by MLS Grid
• 2024-03-22 Sold (Public Records) $240,000 Public Records
• 1984-09-01 Sold (Public Records) $62,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,141 · +3.2% YoY. Source: county tax records.