4719 Metroon Dr · Charlotte, NC 28227

$179,099

2 bd · 2.0 ba · 1,197 sqft · SingleFamily · 275 Days on market

Built 2025 Fair condition $150/sqft · 35% below area Est $275k · 35% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

INSTALLED ON LOT AND FINAL FINISHING IN PROGRESS

Key facts

• Built 2025
• Listed 274 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 (0.7% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Mint Hill Elementary School (530 students, 50% FRL); Northeast Middle (math 20% / reading 35%, grade F, #368 of 475 statewide, top 78%, 569 students, 53% FRL); Independence High School (math 65% / reading 54%, grade C+, #216 of 535 statewide, top 43%, 2,022 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 553 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 275 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,607 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
6. 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?
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: 0.99% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $274,541
• List price: $179,099
• Delta: -34.76%
• 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
7112 Walterboro Rd	0.46mi	3/2.0 (+1)	1,162 (-3%)	1mo	$340,000	$293	68
4838 Gearus Dr	0.28mi	3/2.0 (+1)	1,296 (+8%)	3mo	$118,000	$91	66
7125 Falconwood Ct	0.47mi	3/2.0 (+1)	1,251 (+4%)	4mo	$320,000	$256	62
9336 Tibble Creek Way	0.70mi	3/2.0 (+1)	1,208 (+1%)	3mo	$299,000	$248	58
8327 Houndstooth Dr	0.48mi	3/2.0 (+1)	1,300 (+9%)	0mo	$314,700	$242	58
7310 Palmetto Ct	0.60mi	2/2.0	1,118 (-7%)	5mo	$278,000	$249	56
9320 Tibble Creek Way	0.70mi	3/2.0 (+1)	1,204 (+1%)	9mo	$322,750	$268	54
3512 Cross Winds Rd	0.45mi	3/2.0 (+1)	1,302 (+9%)	9mo	$345,000	$265	52
4808 Liska Ct	0.50mi	3/2.0 (+1)	1,321 (+10%)	3mo	$330,000	$250	52
7601 Swedish Ivy Ln	0.56mi	3/2.5 (+1)	1,300 (+9%)	5mo	$300,000	$231	48
8618 Milton Morris Dr	0.71mi	3/2.0 (+1)	1,280 (+7%)	4mo	$335,000	$262	47
7516 Barn Stone Dr	0.65mi	3/2.0 (+1)	1,310 (+9%)	9mo	$315,000	$240	41

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-18,876
• Equity at exit: $26,704

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,791
• Equity at exit: $15,485

Cash invested: $50,148 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 17 under contract
• Months of supply: 6.4 mo (16%/mo absorbed)
• Median asking: $325,000 ($240/sqft)
• Median days on market: 69 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28227

• Rents YoY: 2.7%
• Active inventory: 553
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,686/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $167

Break-even live

Break-even rent $1,567

Max offer price $179,099

Occupancy floor 86%

Sensitivity live

Price	-10% $291	-5% $229	+0% $167	+5% $105	+10% $44
Rent	-10% $27	-5% $97	+0% $167	+5% $238	+10% $308
Rate	-1.0pp $257	-0.5pp $213	base $167	+0.5pp $121	+1.0pp $74

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: $44,775
• Closing costs: $5,373
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4616 Stoney Trace Dr Mint Hill, NC	1.0–3.0	1.0–2.0	975	$1,372	$1.41	2d	17	0.15mi
4616 Stoney Trace Dr Mint Hill, NC	1.0–3.0	1.0–2.0	975	$1,532	$1.57	119d	18	0.15mi
4616 Stoney Trace Dr Mint Hill, NC	3.0	2.0	1306	$1,750	$1.34	113d	1	0.15mi
3434 Braewick Pl Charlotte, NC	3.0	2.0	1093	$1,720	$1.57	119d	1	0.36mi
9531 Idlewild Rd Charlotte, NC	2.0	1.5	900	$2,200	$2.44	9d	1	0.36mi
3407 Braewick Pl Charlotte, NC	3.0	2.0	1134	$1,750	$1.54	112d	1	0.41mi
9610 Stoney Glen Dr Mint Hill, NC	1.0–3.0	1.0–2.0	1071	$1,265	$1.18	0d	38	0.41mi
3401 Braewick Pl Charlotte, NC	2.0	1.0	884	$1,625	$1.84	9d	1	0.42mi
7616 Kenneth Ln Charlotte, NC	3.0	2.0	1392	$1,965	$1.41	0d	1	0.45mi
9007 Vicksburg Rd Charlotte, NC	3.0	2.0	1124	$1,850	$1.65	7d	1	0.48mi
7221 Lea Wood Ln Charlotte, NC	3.0	2.0	1384	$1,850	$1.34	83d	1	0.51mi
7601 Swedish Ivy Ln Charlotte, NC	3.0	2.5	1300	$2,000	$1.54	100d	1	0.59mi
8503 Beechbrooke Rd Mint Hill, NC	3.0	1.5	1081	$2,000	$1.85	67d	1	0.60mi
3032 Chenango Dr Charlotte, NC	2.0	1.5	895	$1,695	$1.89	103d	1	0.60mi
3131 Vestal Pl Charlotte, NC	2.0	1.0	800	$1,550	$1.94	119d	1	0.63mi
8204 Mintworth Links Ln Matthews, NC	3.0	2.5	1513	$2,250	$1.49	24d	4	0.64mi
8413 Red Setter Ln Charlotte, NC	3.0	2.5	1452	$2,200	$1.52	85d	1	0.64mi
9930 Idlewild Rd Matthews, NC	1.0–2.0	1.0–2.0	923	$2,653	$2.87	9d	56	0.67mi
8620 Silver Falls Way Charlotte, NC	3.0	2.5	1438	$1,683	$1.17	0d	1	0.67mi
8419 Milton Morris Dr Charlotte, NC	3.0	2.0	1084	$1,991	$1.84	43d	1	0.68mi
3636 Melrose Cottage Dr Matthews, NC	2.0	2.5	1152	$1,830	$1.59	7d	1	0.69mi
3636 Melrose Cottage Dr Matthews, NC	2.0	2.5	1152	$1,830	$1.59	6d	1	0.69mi
8501 Milton Morris Dr Charlotte, NC	3.0	2.0	1328	$1,879	$1.41	117d	1	0.69mi
3652 Melrose Cottage Dr Matthews, NC	3.0	2.5	1444	$1,900	$1.32	103d	1	0.72mi
3400 New Hampshire Dr Charlotte, NC	3.0	2.0	1436	$1,950	$1.36	119d	1	0.78mi
5001 Forest Mountain Ct Charlotte, NC	2.0	1.0	1065	$1,675	$1.57	82d	1	0.80mi
3017 Lynworth Pl Charlotte, NC	3.0	2.0	1092	$2,100	$1.92	3d	1	0.86mi
3821 Rosedown Dr Matthews, NC	3.0	2.0	1025	$1,795	$1.75	43d	1	0.89mi
3821 Rosedown Dr Matthews, NC	3.0	2.0	1024	$1,899	$1.85	119d	1	0.89mi
8806 Brass Bell Ct Charlotte, NC	3.0	2.5	1476	$1,729	$1.17	68d	1	0.93mi
3722 Hunters Run Ln Matthews, NC	3.0	2.0	1291	$1,949	$1.51	112d	1	0.94mi
8448 Huntdale Ct Charlotte, NC	3.0	2.0	1500	$1,995	$1.33	119d	1	0.94mi
8231 Meadowdale Ln Charlotte, NC	3.0	2.0	1384	$1,795	$1.30	30d	1	0.95mi
5310 McAlpine Glen Dr Charlotte, NC	2.0	2.0	900	$1,575	$1.75	0d	12	0.96mi
3619 Gustar Ct Charlotte, NC	2.0	1.0	944	$950	$1.01	30d	1	1.06mi
8908 Chesham Dr Charlotte, NC	3.0	2.0	1236	$1,815	$1.47	69d	1	1.06mi
7905 Haverstraw Ct Charlotte, NC	3.0	2.0	1288	$1,750	$1.36	24d	1	1.08mi
7905 Haverstraw Ct Charlotte, NC	3.0	2.0	1288	$1,750	$1.36	43d	1	1.08mi
8027 Country Oaks Rd Charlotte, NC	3.0	2.0	1444	$1,900	$1.32	43d	1	1.08mi
7821 Cloughy Cir Charlotte, NC	3.0	2.0	1188	$1,750	$1.47	0d	1	1.09mi

Listing history 50 events

1. 2026-09-24
   days on market $179,099 Active 275 DOM
2. 2026-09-23
   days on market $179,099 Active 274 DOM
3. 2026-09-22
   days on market $179,099 Active 273 DOM
4. 2026-09-21
   days on market $179,099 Active 272 DOM
5. 2026-09-20
   days on market $179,099 Active 271 DOM
6. 2026-09-19
   days on market $179,099 Active 270 DOM
7. 2026-09-18
   days on market $179,099 Active 269 DOM
8. 2026-09-17
   days on market $179,099 Active 268 DOM
9. 2026-09-16
   days on market $179,099 Active 267 DOM
10. 2026-09-15
    days on market $179,099 Active 266 DOM
11. 2026-09-14
    days on market $179,099 Active 265 DOM
12. 2026-09-13
    days on market $179,099 Active 264 DOM
13. 2026-09-12
    days on market $179,099 Active 263 DOM
14. 2026-09-11
    days on market $179,099 Active 262 DOM
15. 2026-09-05
    days on market $179,099 Active 256 DOM
16. 2026-09-04
    days on market $179,099 Active 255 DOM
17. 2026-09-03
    days on market $179,099 Active 254 DOM
18. 2026-08-31
    days on market $179,099 Active 251 DOM
19. 2026-08-30
    days on market $179,099 Active 250 DOM
20. 2026-08-29
    days on market $179,099 Active 249 DOM
21. 2026-08-28
    days on market $179,099 Active 248 DOM
22. 2026-08-27
    days on market $179,099 Active 247 DOM
23. 2026-08-25
    days on market $179,099 Active 245 DOM
24. 2026-08-23
    days on market $179,099 Active 243 DOM
25. 2026-08-22
    days on market $179,099 Active 242 DOM
26. 2026-08-21
    days on market $179,099 Active 241 DOM
27. 2026-08-20
    days on market $179,099 Active 240 DOM
28. 2026-08-19
    days on market $179,099 Active 239 DOM
29. 2026-08-18
    days on market $179,099 Active 238 DOM
30. 2026-08-17
    days on market $179,099 Active 237 DOM
31. 2026-08-16
    days on market $179,099 Active 236 DOM
32. 2026-08-15
    days on market $179,099 Active 235 DOM
33. 2026-08-14
    days on market $179,099 Active 234 DOM
34. 2026-08-13
    days on market $179,099 Active 233 DOM
35. 2026-08-12
    days on market $179,099 Active 232 DOM
36. 2026-08-11
    days on market $179,099 Active 231 DOM
37. 2026-08-10
    days on market $179,099 Active 230 DOM
38. 2026-08-09
    days on market $179,099 Active 229 DOM
39. 2026-08-08
    days on market $179,099 Active 228 DOM
40. 2026-08-06
    days on market $179,099 Active 226 DOM
41. 2026-08-05
    days on market $179,099 Active 225 DOM
42. 2026-08-03
    days on market $179,099 Active 223 DOM
43. 2026-07-31
    days on market $179,099 Active 220 DOM
44. 2026-07-30
    days on market $179,099 Active 219 DOM
45. 2026-07-30
    days on market $179,099 Active 218 DOM
46. 2026-07-28
    days on market $179,099 Active 217 DOM
47. 2026-07-26
    days on market $179,099 Active 215 DOM
48. 2026-07-23
    days on market $179,099 Active 212 DOM
49. 2026-07-22
    days on market $179,099 Active 211 DOM
50. 2026-07-20
    days on market $179,099 Active 209 DOM

ⓘ 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: $21,342
• − Mortgage interest: −$10,032
• − Property taxes: −$2,686
• − Insurance: −$895
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,210
• Taxable loss: −$897
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $2,223/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 · 4 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,985–$17,955 screening

The home is in fair condition with good exterior and roof. Landscaping and a fresh coat of paint could significantly enhance its curb appeal and value.

Repairs flagged

• Minor Landscaping — There is some overgrowth and uneven grass that could be trimmed and landscaped.
• Minor Exterior paint — The siding appears to be in good condition, but a fresh coat of paint could enhance the curb appeal.

Value-add opportunities

• Both Landscaping — Landscaping can improve both the resale and rental value by enhancing the curb appeal and creating a more inviting exterior space. ↑

ⓘ 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.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Mint Hill Elementary School Middle Northeast Middle F NC #368/475 Nat'l #9,659/14,009 High Independence High School C+ NC #216/535 Nat'l #3,588/17,239

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): 60,482
• Household income: $77,115
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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

• 2025-12-23 Listed $179,099 ForSaleByOwner.com