1600 Sharon Rd · Charlotte, NC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +11.3/30.0
- ARV discount +7.5/15.0
- 1% rule +6.4/10.0
- Schools +6.3/10.0
- Livability +3.9/5.0
- Condition / age +3.8/5.0
- DSCR +3.3/10.0
- Rent growth +2.2/5.0
- Appreciation +0.0/10.0
$169,900
1600 Sharon Rd · Charlotte, NC 28210
2 bd · 2.0 ba · 969 sqft · Townhouse
· 48 Days on market
Built 1982
$175/sqft
· 62% below area
$411/mo HOA · 21% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This 2 bedroom, 2 full bathroom unit has been well maintained over the years. It is a main level with neutral colors throughout and features a fireplace in the living room. The complex is 2convenient to shopping, restaurants, public transportation and a short distance to I-485. It features two designated parking spaces. Priced to sell.
Key facts
- Main level
- Fireplace
- $411 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $170k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-61 ($-732/yr) — negative.
- To cash-flow at today's rent, offer at most $161k (5.2% below list).
- Meets the 1% rule at list price ($2k rent vs $170k).
- Recommended offer: $161k (5.2% below list) — sets the bar for cash-flow.
- Cap rate 5.9% vs local median 3.2% 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: 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.
- Zoned schools: Dilworth Elementary School: Latta Campus (math 76% / reading 74%, grade A, #52 of 1,410 statewide, top 4%, 291 students, 17% FRL); Alexander Graham Middle (math 51% / reading 54%, grade C+, #94 of 475 statewide, top 20%, 1,245 students, 38% FRL); Myers Park High School (math 81% / reading 75%, grade A-, #85 of 535 statewide, top 16%, 3,593 students, 26% FRL) — zoned schools average 27% FRL vs 49% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
- Zoned-school proficiency averages 68% at this address vs 44% district-wide (+24 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 soft (-1.0%/yr); 429 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Risks & watch-outs
- Watch-outs: HOA is 21% of rent.
Recommended offer
$161,070
(5.2% below list)
Questions for the listing agent
- 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?
- It's been on market 48 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 1.14% ✓
- Cap rate
- 5.86%
- Cash-on-cash
- -1.54%
- DSCR
- 0.93
- GRM
- 7.3
CMA / ARV
- ARV (median comp)
- $446,053
- List price
- $169,900
- Delta
- -61.91%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2220 Roswell Ave Unit D | 0.36mi | 2/2.0 | 1,009 (+4%) | 8mo | $482,000 | $478 | 70 |
| 2330 Roswell Ave Unit A | 0.49mi | 2/1.5 | 1,010 (+4%) | 6mo | $615,000 | $609 | 63 |
| 2330 Roswell Ave Unit G | 0.49mi | 2/1.5 | 1,008 (+4%) | 7mo | $390,000 | $387 | 62 |
| 2503 Roswell Ave #302 | 0.71mi | 2/1.5 | 964 (-0%) | 5mo | $273,000 | $283 | 60 |
| 2315 Selwyn Ave Unit H | 0.47mi | 2/2.0 | 1,071 (+10%) | 7mo | $440,000 | $411 | 55 |
| 1323 Queens Rd #421 | 0.70mi | 2/1.5 | 1,066 (+10%) | 0mo | $180,000 | $169 | 48 |
| 2501 Roswell Ave #106 | 0.69mi | 1/1.0 (-1) | 954 (-2%) | 10mo | $283,500 | $297 | 48 |
| 1323 Queens Rd #321 | 0.70mi | 2/2.0 | 1,079 (+11%) | 5mo | $218,500 | $203 | 44 |
| 1323 Queens Rd #419 | 0.70mi | 2/1.5 | 1,090 (+12%) | 1mo | $200,000 | $183 | 44 |
| 1323 Queens Rd #308 | 0.70mi | 2/1.5 | 1,075 (+11%) | 6mo | $178,000 | $166 | 42 |
| 1323 Queens Rd #309 | 0.70mi | 2/2.0 | 1,106 (+14%) | 4mo | $205,000 | $185 | 41 |
| 1323 Queens Rd #324 | 0.70mi | 1/1.0 (-1) | 829 (-14%) | 7mo | $197,500 | $238 | 28 |
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 · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -23.4%
- Equity multiple
- 0.23×
- Total profit
- $-36,790
- Equity at exit
- $25,333
10-year hold
- IRR
- -35.8%
- Equity multiple
- -0.21×
- Total profit
- $-57,747
- Equity at exit
- $14,690
Cash invested: $47,572 (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.
Seller's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 7 active · 17 under contract
- Months of supply
- 2.8 mo (36%/mo absorbed)
- Median asking
- $365,000 ($354/sqft)
- Median days on market
- 46 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +30.1% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 28210
- Rents YoY
- -1.0%
- Active inventory
- 429
- Price-to-rent
- 7.3×
Monthly cashflow live
↻
- Estimated rent
- $1,929 high interval (Pro) →
- Mortgage (P&I)
- −$891
- Tax est. 1.5%
- −$212 /mo · $2,548/yr
- Insurance
- −$71
- HOA
- −$411
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$405
- Net cashflow
- $-61
Break-even live
Break-even rent
$2,007
Max offer price
$161,070
Occupancy floor
98%
Sensitivity live
| Price | -10% $56 | -5% $-2 | +0% $-61 | +5% $-120 | +10% $-178 |
|---|---|---|---|---|---|
| Rent | -10% $-213 | -5% $-137 | +0% $-61 | +5% $15 | +10% $91 |
| Rate | -1.0pp $25 | -0.5pp $-18 | base $-61 | +0.5pp $-105 | +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
- $42,475
- Closing costs
- $5,097
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2932 Hanson Dr Charlotte, NC | 2.0 | 1.0 | 961 | $2,375 | $2.47 | 17d | 1 | 0.34mi |
| 2240 Roswell Ave #4 Charlotte, NC | 2.0 | 1.0 | 1053 | $2,200 | $2.09 | 155d | 1 | 0.37mi |
| 2330 Roswell Ave Charlotte, NC | 2.0 | 1.5 | 1008 | $2,300 | $2.28 | 162d | 1 | 0.46mi |
| 2330 Roswell Ave Unit G Charlotte, NC | 2.0 | 1.5 | 1008 | $2,300 | $2.28 | 164d | 1 | 0.46mi |
| 2501 Roswell Ave #102 Charlotte, NC | 2.0 | 2.0 | 829 | $2,200 | $2.65 | 157d | 1 | 0.66mi |
| 2501 Roswell Ave #102 Charlotte, NC | 2.0 | 2.0 | 840 | $1,950 | $2.32 | 23d | 1 | 0.66mi |
| 2501 Roswell Ave #102 Charlotte, NC | 2.0 | 2.0 | 840 | $1,950 | $2.32 | 22d | 1 | 0.66mi |
| 2501 Roswell Ave #102 Charlotte, NC | 2.0 | 2.0 | 829 | $1,950 | $2.35 | 31d | 1 | 0.66mi |
| 1323 Queens Rd #417 Charlotte, NC | 2.0 | 2.0 | 1092 | $3,200 | $2.93 | 120d | 1 | 0.73mi |
| 1323 Queens Rd #414 Charlotte, NC | 1.0 | 1.0 | 805 | $1,550 | $1.93 | 25d | 1 | 0.73mi |
| 1323 Queens Rd #414 Charlotte, NC | 1.0 | 1.0 | 805 | $1,550 | $1.93 | 17d | 1 | 0.73mi |
| 1323 Queens Rd Charlotte, NC | 2.0 | 1.5–2.0 | 1092 | $2,525 | $2.31 | 124d | 2 | 0.73mi |
| 1818 Jameston Dr Charlotte, NC | 2.0 | 1.0 | 750 | $1,500 | $2.00 | 49d | 1 | 0.85mi |
| 2701 Selwyn Ave Unit L Charlotte, NC | 2.0 | 2.0 | 1064 | $2,195 | $2.06 | 126d | 1 | 0.90mi |
| 1755 Lombardy Cir Charlotte, NC | 3.0 | 1.0–3.0 | 1484 | $7,281 | $4.91 | 5d | 184 | 1.00mi |
| 2810 Selwyn Ave #111 Charlotte, NC | 1.0 | 1.0 | 610 | $1,500 | $2.46 | 22d | 1 | 1.00mi |
| 3600 Eastover Ridge Dr Charlotte, NC | 1.0–3.0 | 1.0–2.0 | 1196 | $1,603 | $1.34 | 10d | 26 | 1.07mi |
| 3250 Eastover Ridge Dr Unit 1523808P Charlotte, NC | 1.0 | 1.0 | 893 | $2,543 | $2.85 | 1d | 1 | 1.10mi |
| 1720 Garden Ter Unit 2 Charlotte, NC | 1.0 | 1.0 | 714 | $1,150 | $1.61 | 36d | 1 | 1.10mi |
| 1720 Garden Ter Apt 4 Charlotte, NC | 1.0 | 1.0 | 714 | $1,550 | $2.17 | 0d | 1 | 1.10mi |
| 2988 Selwyn Ave Charlotte, NC | 2.0 | 2.0 | 1057 | $1,950 | $1.84 | 25d | 1 | 1.18mi |
| 2988 Selwyn Ave Charlotte, NC | 2.0 | 2.0 | 1057 | $1,950 | $1.84 | 55d | 1 | 1.18mi |
| 2117 Scott Ave Charlotte, NC | 2.0 | 2.0 | 1015 | $2,900 | $2.86 | 164d | 1 | 1.23mi |
| 1325 Corton Dr Charlotte, NC | 2.0 | 1.5–2.0 | 1116 | $1,816 | $1.63 | 88d | 8 | 1.23mi |
| 1310 Corton Dr Charlotte, NC | 2.0 | 1.5–2.0 | 1116 | $1,656 | $1.48 | 2d | 6 | 1.26mi |
| 3043 Park Rd Charlotte, NC | 2.0 | 1.0 | 950 | $1,650 | $1.74 | 19d | 1 | 1.29mi |
| 3041 Park Rd Charlotte, NC | 1.0 | 1.0 | 900 | $1,950 | $2.17 | 103d | 1 | 1.29mi |
| 3041 Park Rd Charlotte, NC | 2.0 | 1.0 | 950 | $1,695 | $1.78 | 41d | 1 | 1.29mi |
| 1903 Kenilworth Ave #310 Charlotte, NC | 2.0 | 2.0 | 1034 | $2,500 | $2.42 | 53d | 1 | 1.30mi |
| 1320 Fillmore Ave #302 Charlotte, NC | 1.0 | 1.0 | 595 | $1,400 | $2.35 | 158d | 1 | 1.30mi |
| 1320 Fillmore Ave #101 Charlotte, NC | 2.0 | 2.5 | 1104 | $2,295 | $2.08 | 129d | 1 | 1.30mi |
| 1320 Fillmore Ave #325 Charlotte, NC | 2.0 | 2.0 | 1100 | $2,250 | $2.05 | 85d | 1 | 1.30mi |
| 1320 Fillmore Ave Unit 1Unit 116 Charlotte, NC | 1.0 | 1.0 | 897 | $1,495 | $1.67 | 88d | 1 | 1.30mi |
| 1829 Kenilworth Ave Charlotte, NC | 1.0 | 1.0 | 770 | $1,795 | $2.33 | 88d | 1 | 1.30mi |
| 1829 Kenilworth Ave Charlotte, NC | 1.0 | 1.0 | 649 | $1,500 | $2.31 | 41d | 1 | 1.30mi |
| 1829 Kenilworth Ave Unit 102B Charlotte, NC | 1.0 | 1.0 | 649 | $1,500 | $2.31 | 37d | 1 | 1.30mi |
| 1829 Kenilworth Ave Unit 102B Charlotte, NC | 1.0 | 1.0 | 649 | $1,695 | $2.61 | 55d | 1 | 1.30mi |
| 607 Queens Rd Unit E Charlotte, NC | 2.0 | 2.0 | 883 | $1,650 | $1.87 | 112d | 1 | 1.31mi |
| 1315 East Blvd Charlotte, NC | 1.0–2.0 | 1.0–2.0 | 1182 | $3,000 | $2.54 | 10d | 2 | 1.31mi |
| 1315 East Blvd Charlotte, NC | 1.0–2.0 | 1.0–2.0 | 1040 | $2,750 | $2.64 | 126d | 2 | 1.31mi |
Property features AI
Finance
- HOA & community
- HOA managed by Sentry ManagementMandatory HOA dues of $411.55 monthlyPets allowed
Exterior
- Parking
- 2 assigned parking spacesParking spaces (common/assigned)
- Utilities
- City waterPublic sewer
- Home design
- Residential condominiumSite-built constructionEntry level: 1One story
- Construction
- Cedar shake exteriorSlab foundation
- Exterior features
- Asphalt paved road; publicly maintainedNo waterfront
Interior
- Kitchen
- DishwasherDisposalElectric cooktopExhaust hoodRefrigeratorElectric water heater
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- TileWood
- Bathrooms
- 2 full bathrooms on the main level
- Heating & cooling
- Heat pump heatingCentral air conditioning
- Interior features
- Open floor planSplit bedroom layoutLiving room fireplace
- Laundry & utility
- Laundry closet
Listing history 37 events
-
2026-07-24days on market $169,900 Active 48 DOM
-
2026-07-23days on market $169,900 Active 47 DOM
-
2026-07-22days on market $169,900 Active 46 DOM
-
2026-07-21days on market $169,900 Active 45 DOM
-
2026-07-20days on market $169,900 Active 44 DOM
-
2026-07-18days on market $169,900 Active 42 DOM
-
2026-07-16days on market $169,900 Active 40 DOM
-
2026-07-15days on market $169,900 Active 39 DOM
-
2026-07-14days on market $169,900 Active 38 DOM
-
2026-07-13days on market $169,900 Active 37 DOM
-
2026-07-13days on market $169,900 Active 36 DOM
-
2026-07-11days on market $169,900 Active 35 DOM
-
2026-07-10days on market $169,900 Active 34 DOM
-
2026-07-09days on market $169,900 Active 33 DOM
-
2026-07-07days on market $169,900 Active 31 DOM
-
2026-07-06days on market $169,900 Active 30 DOM
-
2026-07-05days on market $169,900 Active 29 DOM
-
2026-07-03days on market $169,900 Active 27 DOM
-
2026-07-02days on market $169,900 Active 26 DOM
-
2026-07-01days on market $169,900 Active 25 DOM
-
2026-06-30days on market $169,900 Active 24 DOM
-
2026-06-29days on market $169,900 Active 23 DOM
-
2026-06-28days on market $169,900 Active 22 DOM
-
2026-06-27days on market $169,900 Active 21 DOM
-
2026-06-26days on market $169,900 Active 20 DOM
-
2026-06-24days on market $169,900 Active 18 DOM
-
2026-06-22days on market $169,900 Active 16 DOM
-
2026-06-21days on market $169,900 Active 15 DOM
-
2026-06-18days on market $169,900 Active 12 DOM
-
2026-06-17days on market $169,900 Active 11 DOM
-
2026-06-16days on market $169,900 Active 10 DOM
-
2026-06-15days on market $169,900 Active 9 DOM
-
2026-06-13days on market $169,900 Active 7 DOM
-
2026-06-09days on market $169,900 Active 3 DOM
-
2026-06-08days on market $169,900 Active 2 DOM
-
2026-06-07remarks 337-char remark
-
2026-06-07$169,900 Active 1 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $23,151
- − Mortgage interest
- −$9,517
- − Property taxes
- −$2,548
- − Insurance
- −$850
- − Repairs & maintenance
- −$1,852
- − Management
- −$1,852
- − HOA
- −$4,932
- − Depreciation
- −$4,943
- Taxable loss
- −$3,343
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$802
- After-tax cash flow
- $70/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 · 12 photos
75/100
Cosmetic rehab
Est. rehab $4,845–$14,535 screening
This well-maintained, 2-bedroom, 2-bathroom unit is ready for new owners. It features a fireplace, modern appliances, and a good curb appeal.
Value-add opportunities
- Both Paint exterior walls — Enhances curb appeal and resale value ↑
- Both Clean gutters — Improves drainage and overall appearance ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
C
Composite school gradezoned avg 63/100
Zoned Schools
Elementary
Dilworth Elementary School: Latta Campus
A
NC #52/1,410
Nat'l #2,065/41,679
Middle
Sedgefield Middle
F
NC #279/475
Nat'l #7,347/14,009
High
Myers Park High School
A-
NC #85/535
Nat'l #1,312/17,239
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
B
Composite livability gradescore 78/100
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 · 1,305,740 people
- City population
- 920,422
- Metro
- Charlotte-Concord-Gastonia, NC-SC
- Population (ZIP)
- 47,359
- Household income
- $100,824
- Rent vs Own
- Severe rent burden
- 10% of renters
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 0.58)
- Race & ethnicity
- White 60% Hispanic / Latino 20% Two or more races 13% Black 12% Asian 3%
- Hispanic origin (detail)
- Mexican 5% Dominican 1%
- Languages at home
- 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 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
- ▼ -521.35%
- Current HPI
- 316.6779
- Rent YoY
- ▼ -1.00%
- 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 |
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| Metals / Steel | 1 | $35B |
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| Utilities | 1 | $30B |
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| Industrial Machinery | 1 | $19B |
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Price history
+11264.5% since first listed3 events — show timeline
- 2026-06-05 Listed $169,900 CANOPYMLS as Distributed by MLS Grid
- 2024-10-30 Rental Removed $1,495 RENTALBEAST
- 2024-10-15 Listed for Rent $1,495 RENTALBEAST
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…