10100 Starwood Dr · Harrisburg, NC 28215

$220,000

3 bd · 1.5 ba · 1,246 sqft · SingleFamily public records · 17 Days on market

Built 1976 0.26 ac lot Est $319k · 31% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 10100 Starwood Drive. This 3-bed 1.5 bath home located in Charlotte is suitable for first-time home buyers or investors looking to add value.

Key facts

• 0.26 acre lot
• Built 1976
• Listed 17 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway (no main level garage)
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site built; Brick exterior; Crawl space foundation
• Construction: Site built construction; Brick full exterior
• Exterior features: Stone and concrete road surfaces; Publicly maintained road

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: 7 total rooms; Fireplace
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.1% in Harrisburg — 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 79/100 on livability (#23 in NC, #2,104 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living C-, 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.
• Market conditions: Rents rising (+1.8%/yr); 562 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,485 units permitted in Cabarrus County in 2024 (677 in 5+ unit buildings).
• This rent runs 41% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 17 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $220k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $216,700 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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?
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: 1.10% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $318,976
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10201 Starwood Dr	0.11mi	3/2.0	1,240 (-0%)	7mo	$270,000	$218	87
5313 Larewood Dr	0.21mi	4/1.5 (+1)	1,211 (-3%)	1mo	$280,000	$231	80
10101 Arbordale Ave	0.04mi	3/1.0	1,140 (-8%)	3mo	$299,000	$262	80
10108 Starwood Dr #13	0.03mi	4/1.5 (+1)	1,179 (-5%)	10mo	$260,000	$221	76
10129 Rockwood Rd	0.27mi	3/2.0	1,320 (+6%)	2mo	$358,900	$272	74
10305 Starwood Dr	0.21mi	3/2.0	1,344 (+8%)	2mo	$345,000	$257	73
10012 Rockwood Rd	0.32mi	3/2.0	1,170 (-6%)	1mo	$300,000	$256	72
10050 Lilac Ct	0.10mi	3/2.0	1,408 (+13%)	8mo	$360,000	$256	65
10356 Black Locust Ln	0.37mi	3/2.0	1,401 (+12%)	3mo	$383,000	$273	57
10308 Starwood Dr	0.23mi	3/2.0	1,375 (+10%)	19mo	$278,000	$202	54
10249 Black Locust Ln	0.23mi	3/2.0	1,430 (+15%)	17mo	$402,500	$281	49

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-7,759
• Equity at exit: $32,803

10-year hold

• IRR: 4.9%
• Equity multiple: 1.34×
• Total profit: $21,019
• Equity at exit: $19,022

Cash invested: $61,600 (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 28215

• Rents YoY: 1.8%
• Active inventory: 562
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $485

Break-even live

Break-even rent $1,797

Max offer price $220,000

Occupancy floor 75%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Grays Mill Rd Charlotte, NC	1.0–3.0	1.0–3.0	1240	$2,701	$2.18	1d	18	1.12mi
8701 Brookstead Dr Charlotte, NC	3.0	2.0	1294	$1,849	$1.43	3d	1	1.26mi

Listing history 12 events

1. 2026-06-18
   days on market $220,000 Active 17 DOM
2. 2026-06-17
   days on market $220,000 Active 16 DOM
3. 2026-06-16
   days on market $220,000 Active 15 DOM
4. 2026-06-15
   days on market $220,000 Active 14 DOM
5. 2026-06-13
   days on market $220,000 Active 12 DOM
6. 2026-06-09
   days on market $220,000 Active 8 DOM
7. 2026-06-08
   days on market $220,000 Active 7 DOM
8. 2026-06-07
   days on market $220,000 Active 6 DOM
9. 2026-06-04
   days on market $220,000 Active 3 DOM
10. 2026-06-03
    days on market $220,000 Active 2 DOM
11. 2026-06-02
    remarks 152-char remark
12. 2026-06-02
    listed $220,000 Active 1 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: $2,093 · $174/mo
• Projected year-2 tax: $2,093 · $174/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $28,933
• − Mortgage interest: −$12,323
• − Property taxes: −$2,093
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$6,400
• Taxable income: $2,387
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $5,247/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 — Harrisburg

• Score: 79/100
• State rank: #23
• US rank: #2104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mecklenburg County · 1,167,319 people
• City population: 21,517
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 66,674
• Household income: $71,162
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1952.0

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 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 23% White 21% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 19% French/Haitian/Cajun 2% Other Asian/Pacific 2%

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: ▼ -201.15%
• Current HPI: 286.5413
• Rent YoY: ▲ 1.76%
• 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

+450.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $220,000 CANOPYMLS as Distributed by MLS Grid
• 1986-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,093 · +100.0% YoY. Source: county tax records.