1101 Juniper Ave · Kannapolis, NC 28081

$180,000

3 bd · 2.0 ba · 1,311 sqft · SingleFamily public records · 108 Days on market

Built 1923 8,276 sqft lot Est $307k · 41% under ↓ 14% since listing

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity 3 bedrooms, 2 baths Ranch with spacious backyard. Nome needs TLC. Conveniently located near downtown Kannapolis, ball park, shopping, restaurants.

Key facts

• Spacious backyard
• Near shopping
• Near restaurants

Tags

• SPACIOUS BACKYARD
• NEAR SHOPPING
• NEAR RESTAURANTS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; 1-car carport
• Utilities: City water; Public sewer
• Home design: Single-family residential; Site-built construction; One story; Entry level: main
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Gravel road; Publicly maintained road

Interior

• Kitchen: Electric oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Baseboard heating (electric); Central air conditioning; Ceiling fans
• Interior features: 10 total rooms; Electric water heater
• Laundry & utility: Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $238 ($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 $178k (0.9% below list).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Kannapolis — 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 64/100 on livability (#354 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Kannapolis City Schools (suburban): math 30% / reading 33% proficiency, ranked #141 of 178 in NC (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Kannapolis Elementary (math 37% / reading 27%, grade F, #908 of 1,410 statewide, top 67%, 269 students, 96% FRL); Kannapolis Middle (math 30% / reading 35%, grade F, #312 of 475 statewide, top 66%, 1,238 students, 100% FRL); A L Brown High (math 25% / reading 30%, grade F, #467 of 535 statewide, top 87%, 1,741 students, 100% FRL) — zoned schools average 98% FRL vs 63% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 226 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 592 units permitted in Rowan County in 2024 (5 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 $5k of value loss. Plan a longer hold.
• Rowan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $306,774
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Poplar Ave	0.33mi	2/1.0 (-1)	1,206 (-8%)	1mo	$225,000	$187	61
601 W 7th St	0.46mi	2/1.0 (-1)	1,248 (-5%)	2mo	$215,000	$172	60
269 18th St W #10	0.69mi	3/2.0	1,256 (-4%)	2mo	$299,900	$239	59
368 W 18th St	0.66mi	3/2.0	1,399 (+7%)	1mo	$332,000	$237	58
356 W 18th St	0.66mi	3/2.0	1,399 (+7%)	1mo	$324,799	$232	57
350 W 18th St	0.66mi	3/2.0	1,399 (+7%)	1mo	$327,900	$234	57
245 W 18th St	0.65mi	3/2.0	1,399 (+7%)	2mo	$302,499	$216	57
326 W 18th St	0.66mi	3/2.0	1,399 (+7%)	2mo	$325,000	$232	56
233 W 18th St	0.65mi	2/2.0 (-1)	1,256 (-4%)	2mo	$299,999	$239	56
221 W 18th St	0.65mi	2/2.0 (-1)	1,256 (-4%)	2mo	$307,599	$245	56
606 N Juniper St	0.32mi	2/1.0 (-1)	1,161 (-11%)	2mo	$200,000	$172	55
1019 E 10th St	0.64mi	4/2.0 (+1)	1,389 (+6%)	1mo	$325,000	$234	54

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-14,912
• Equity at exit: $26,839

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,843
• Equity at exit: $15,563

Cash invested: $50,400 (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 28081

• Rents YoY: 2.5%
• Active inventory: 226
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$944
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $238

Break-even live

Break-even rent $1,482

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $340	-5% $289	+0% $238	+5% $187	+10% $136
Rent	-10% $97	-5% $168	+0% $238	+5% $309	+10% $379
Rate	-1.0pp $329	-0.5pp $284	base $238	+0.5pp $191	+1.0pp $144

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 N Juniper Ave Kannapolis, NC	2.0	1.0	1200	$1,300	$1.08	16d	1	0.36mi
500 Jackson Park Rd Unit 12 Kannapolis, NC	2.0	1.5	925	$1,305	$1.41	16d	1	0.50mi
368 W 18th St Kannapolis, NC	3.0	2.0	1399	$1,995	$1.43	6d	1	0.65mi
1024 E 10th St Kannapolis, NC	3.0	1.5	1030	$1,595	$1.55	6d	1	0.65mi
720 Fraternity Row Kannapolis, NC	3.0	3.0	1591	$1,999	$1.26	4d	1	0.85mi
103 S Ridge Ave #5 Kannapolis, NC	3.0	2.5	1100	$1,600	$1.45	25d	1	0.95mi
1 Dale Earnhardt Blvd Kannapolis, NC	3.0	2.0	1200	$2,400	$2.00	18d	1	1.01mi
200 S Main St Kannapolis, NC	2.0	1.0–2.0	880	$2,495	$2.84	0d	84	1.05mi
1413 Arden Ave Kannapolis, NC	3.0	2.5	1225	$1,590	$1.30	12d	1	1.08mi
1413 Arden Ave Kannapolis, NC	3.0	2.5	1225	$1,590	$1.30	25d	1	1.08mi
1415 Arden Ave Kannapolis, NC	3.0	2.5	1225	$1,590	$1.30	25d	1	1.09mi
210 S Main St Kannapolis, NC	3.0	1.0–2.0	914	$2,726	$2.98	0d	21	1.11mi
1004 Valley St Kannapolis, NC	2.0	2.0	1322	$2,200	$1.66	0d	1	1.13mi
310 Glenn Ave Kannapolis, NC	3.0	2.5	1475	$2,050	$1.39	6d	1	1.16mi
1022 W C St Kannapolis, NC	3.0	2.5	1407	$2,100	$1.49	25d	1	1.23mi
126 Glenn Ave Unit NA Kannapolis, NC	3.0	3.0	1541	$2,250	$1.46	0d	1	1.25mi
333 Central Ave Kannapolis, NC	3.0	1.0	1800	$1,620	$0.90	19d	1	1.34mi
1614 Barbara Ann Cir Kannapolis, NC	3.0	2.0	1509	$1,899	$1.26	18d	1	1.39mi
1855 Lane St Kannapolis, NC	3.0	2.0	1430	$1,895	$1.33	23d	1	1.40mi
404 S Rose Ave Kannapolis, NC	3.0	2.0	1197	$1,795	$1.50	13d	1	1.43mi
528 Walter St Kannapolis, NC	2.0	1.5	1050	$1,350	$1.29	25d	1	1.44mi
530 Walter St Kannapolis, NC	2.0	1.5	1050	$1,350	$1.29	25d	1	1.44mi
531 Park St Kannapolis, NC	2.0	1.5	1050	$1,235	$1.18	25d	1	1.48mi

Listing history 14 events

1. 2026-06-09
   days on market $180,000 Active 108 DOM
2. 2026-06-08
   days on market $180,000 Active 107 DOM
3. 2026-06-07
   days on market $180,000 Active 106 DOM
4. 2026-06-04
   days on market $180,000 Active 103 DOM
5. 2026-06-03
   days on market $180,000 Active 102 DOM
6. 2026-06-02
   days on market $180,000 Active 101 DOM
7. 2026-06-01
   days on market $180,000 Active 100 DOM
8. 2026-05-31
   days on market $180,000 Active 99 DOM
9. 2026-03-14
   price $180,000
10. 2026-02-15
    listed $195,000 Active
11. 2023-03-24
    soldstatus $180,000 Closed 179-char remark

    Show marketing remark (179 chars)

    Excellent investment opportunity 3 bedrooms, 2 baths Ranch with spacious backyard. Nome needs TLC. Conveniently located near downtown Kannapolis, ball park, shopping, restaurants.

12. 2023-03-24
    soldstatus $180,000

    Show marketing remark (179 chars)

    Excellent investment opportunity 3 bedrooms, 2 baths Ranch with spacious backyard. Nome needs TLC. Conveniently located near downtown Kannapolis, ball park, shopping, restaurants.

13. 2023-02-23
    historical Active Under Contract 179-char remark

    Show marketing remark (179 chars)

    Excellent investment opportunity 3 bedrooms, 2 baths Ranch with spacious backyard. Nome needs TLC. Conveniently located near downtown Kannapolis, ball park, shopping, restaurants.

14. 2022-11-07
    listed $210,000 Active 179-char remark

    Show marketing remark (179 chars)

    Excellent investment opportunity 3 bedrooms, 2 baths Ranch with spacious backyard. Nome needs TLC. Conveniently located near downtown Kannapolis, ball park, shopping, restaurants.

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $1,825 · $152/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,405
• − Mortgage interest: −$10,083
• − Property taxes: −$1,825
• − Insurance: −$900
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$5,236
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,873/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: Kannapolis City Schools
• NCES district ID: 3702430
• Math proficiency: 30% ▲ 7.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $38,534
• Composite: 26.34/100
• National rank: #7237
• State rank: #141 of 178 in NC

Livability — Kannapolis

• Score: 64/100
• State rank: #354
• US rank: #14030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kannapolis, NC
• County: Cabarrus County · 218,793 people
• City population: 57,170
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 29,075
• Household income: $71,665
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 763.0

Population outlook (Rowan County) Hauer SSP2

• Today (2025): 140,430 people
• By 2030: 140,193 · -0.2%
• By 2040: 137,617 · -2.0%
• By 2050: 131,826 · -6.1%
• By 2075: 115,123 · -18.0%
• By 2100: 92,774 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 18% Hispanic / Latino 12% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Rowan

• 2024 margin: Solid R (+35.9) · D 31.6% · R 67.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -22.8pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+35.7 2016: R+36.8 2012: R+26.0 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.75%
• Current HPI: 282.9002
• Rent YoY: ▲ 2.50%
• 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

-14.3% since first listed

6 events — show timeline

• 2026-03-14 Price Changed $180,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-15 Listed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2023-03-24 Sold (Public Records) $180,000 Public Records
• 2023-03-24 Sold (MLS) $180,000 CANOPYMLS as Distributed by MLS Grid
• 2023-02-23 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-11-07 Listed $210,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $1,825 · +0.0% YoY. Source: county tax records.