4822 Heiden Dr · Charlotte, NC 28227

$75,000

2 bd · 2.0 ba · 924 sqft · Other · 1 Days on market

Built 1992 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable / Move In Ready - Fully Furnished 2 Bedrooms - 2 Bathrooms - 924 Sq Ft (Land is NOT included) 1992 Oakwood Singlewide - 14x66 Spacious 10 x 28 Screened Porch (New Screens 2022) Appliances Included Washer & amp; Dryer Included Furniture INCLUDED (Or Seller can remove) 7.5 x 7.5 Storage Shed Electrical outlet near parking for EV charging 475/Month Lot Rent includes amenities: Community Pool (Renovating for upcoming season) Beautiful Clubhouse Coffee, Cards & amp; Social Events Pool Table Library & amp; Meeting Room New Pickleball Court Pet Friendly Neighborhood All buyers require Alpine Village Management in-Person Interview and Approval.

Key facts

• New pickleball court
• Clubhouse
• Community pool

Tags

• SCREENED PORCH
• STORAGE SHED
• COMMUNITY POOL
• CLUBHOUSE
• LIBRARY
• NEW PICKLEBALL COURT

Property features AI

Exterior

• Home design: Built in 1992
• Construction: Living area approximately 924
• Exterior features: Located in the Marshbrooke subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 19.1% 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: schools D+, 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.
• Market conditions: Rents rising (+2.7%/yr); 375 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $75,000

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: 2.22% ✓
• Cap rate: 19.06%
• Cash-on-cash: 45.60%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 2.82×
• Total profit: $38,198
• Equity at exit: $11,183

10-year hold

• IRR: 48.4%
• Equity multiple: 5.61×
• Total profit: $96,768
• Equity at exit: $6,485

Cash invested: $21,000 (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 28227

• Rents YoY: 2.7%
• Active inventory: 375
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $798

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 47%

Sensitivity live

Price	-10% $850	-5% $824	+0% $798	+5% $772	+10% $746
Rent	-10% $666	-5% $732	+0% $798	+5% $864	+10% $930
Rate	-1.0pp $836	-0.5pp $817	base $798	+0.5pp $779	+1.0pp $759

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9610 Stoney Glen Dr Mint Hill, NC	1.0–3.0	1.0–2.0	1071	$1,400	$1.31	3d	53	0.15mi
4616 Stoney Trace Dr Mint Hill, NC	1.0–3.0	1.0–2.0	975	$1,312	$1.35	5d	25	0.29mi
4616 Stoney Trace Dr Mint Hill, NC	1.0–3.0	1.0–2.0	975	$1,532	$1.57	24d	18	0.29mi
9930 Idlewild Rd Matthews, NC	1.0–2.0	1.0–2.0	1061	$2,901	$2.73	2d	62	0.44mi
3434 Braewick Pl Charlotte, NC	3.0	2.0	1093	$1,720	$1.57	24d	1	0.61mi
3032 Chenango Dr Charlotte, NC	2.0	1.5	895	$1,695	$1.89	8d	1	0.79mi
3821 Rosedown Dr Matthews, NC	3.0	2.0	1024	$1,899	$1.85	24d	1	0.86mi
3131 Vestal Pl Charlotte, NC	2.0	1.0	800	$1,550	$1.94	24d	1	0.86mi
5310 McAlpine Glen Dr Charlotte, NC	1.0–2.0	1.0–2.0	750	$1,600	$2.13	3d	14	1.06mi
8737 Wandering Creek Way Charlotte, NC	2.0	2.5	1019	$1,325	$1.30	24d	1	1.24mi
8708 Twined Creek Ln Charlotte, NC	2.0	2.5	1058	$1,550	$1.47	8d	1	1.26mi
7608 Morgense Pl Charlotte, NC	3.0	2.0	1019	$1,675	$1.64	8d	1	1.45mi

Listing history 1 events

1. 2026-05-26
   listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,995
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$2,182
• Taxable income: $8,913
• Est. tax owed @ 24.0%: −$2,139
• After-tax cash flow: $7,437/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready singlewide has good condition and is fully furnished, making it an attractive rental or resale property with minor exterior and landscaping improvements needed.

Repairs flagged

• Minor Exterior siding — Weathered appearance
• Minor Landscaping — Dry grass and sparse vegetation

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and resale value
• Both Interior painting — Fresh paint can make the home more appealing
• Both Landscaping and exterior painting — Enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Minor	$500–3,000
Landscaping · Dry grass and sparse vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and resale value ↑
• Both Interior painting — Fresh paint can make the home more appealing ↑
• Both Landscaping and exterior painting — Enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 60,482
• Household income: $77,115
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1373.0

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 0.69)
• Race & ethnicity: White 43% Black 29% Hispanic / Latino 19% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Scotch-Irish 1%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 76% English-only · Spanish 17% Other Indo-European 2% Other Asian/Pacific 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: ▼ -281.74%
• Current HPI: 257.0678
• Rent YoY: ▲ 2.70%
• 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

• 2026-05-26 Listed $75,000 FSBO.com