4719 Metroon Dr · Charlotte, NC 28227

$179,099

2 bd · 2.0 ba · 1,197 sqft · SingleFamily · 320 Days on market

Built 2025 Fair condition $150/sqft · 35% below area Est $274k · 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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 319 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 $148 ($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 $175k (2.1% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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); 625 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 320 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 320 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: 0.98% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $274,222
• List price: $179,099
• Delta: -34.69%
• 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
8804 Royal Scot Ln	0.41mi	3/2.0 (+1)	1,163 (-3%)	1mo	$250,000	$215	70
7112 Walterboro Rd	0.46mi	3/2.0 (+1)	1,162 (-3%)	2mo	$340,000	$293	67
4838 Gearus Dr	0.28mi	3/2.0 (+1)	1,296 (+8%)	4mo	$118,000	$91	64
7125 Falconwood Ct	0.47mi	3/2.0 (+1)	1,251 (+4%)	6mo	$320,000	$256	61
9336 Tibble Creek Way	0.70mi	3/2.0 (+1)	1,208 (+1%)	4mo	$299,000	$248	57
8327 Houndstooth Dr	0.48mi	3/2.0 (+1)	1,300 (+9%)	2mo	$314,700	$242	57
7310 Palmetto Ct	0.60mi	2/2.0	1,118 (-7%)	7mo	$278,000	$249	55
9320 Tibble Creek Way	0.70mi	3/2.0 (+1)	1,204 (+1%)	11mo	$322,750	$268	52
3512 Cross Winds Rd	0.45mi	3/2.0 (+1)	1,302 (+9%)	10mo	$345,000	$265	51
4808 Liska Ct	0.50mi	3/2.0 (+1)	1,321 (+10%)	5mo	$330,000	$250	50
7601 Swedish Ivy Ln	0.56mi	3/2.5 (+1)	1,300 (+9%)	7mo	$300,000	$231	47
8618 Milton Morris Dr	0.71mi	3/2.0 (+1)	1,280 (+7%)	5mo	$335,000	$262	46

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-20,115
• Equity at exit: $26,704

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-7,446
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 22 under contract
• Months of supply: 4.9 mo (21%/mo absorbed)
• Median asking: $315,000 ($245/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -6.4% 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: 625
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,686/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $148

Break-even live

Break-even rent $1,567

Max offer price $179,099

Occupancy floor 87%

Sensitivity live

Price	-10% $271	-5% $210	+0% $148	+5% $86	+10% $24
Rent	-10% $9	-5% $78	+0% $148	+5% $217	+10% $286
Rate	-1.0pp $238	-0.5pp $193	base $148	+0.5pp $101	+1.0pp $54

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	$1,362	$1.40	1d	16	0.15mi
4616 Stoney Trace Dr Mint Hill, NC	1.0–3.0	1.0–2.0	975	$1,532	$1.57	164d	18	0.15mi
4616 Stoney Trace Dr Mint Hill, NC	3.0	2.0	1306	$1,750	$1.34	158d	1	0.15mi
3914 Aster Dr Charlotte, NC	3.0	2.0	1213	$1,495	$1.23	43d	1	0.25mi
3442 Braewick Pl Charlotte, NC	3.0	2.0	1092	$1,899	$1.74	0d	1	0.35mi
3434 Braewick Pl Charlotte, NC	3.0	2.0	1093	$1,720	$1.57	164d	1	0.36mi
9531 Idlewild Rd Charlotte, NC	2.0	1.5	900	$2,200	$2.44	55d	1	0.36mi
4422 Little Moser Ln Charlotte, NC	3.0	2.0	1413	$1,719	$1.22	28d	1	0.36mi
8834 Royal Scot Ln Charlotte, NC	3.0	2.0	1276	$1,720	$1.35	1d	1	0.37mi
3407 Braewick Pl Charlotte, NC	3.0	2.0	1134	$1,750	$1.54	157d	1	0.41mi
9610 Stoney Glen Dr Mint Hill, NC	1.0–3.0	1.0–2.0	1025	$1,290	$1.26	0d	17	0.41mi
9610 Stoney Glen Dr Mint Hill, NC	1.0–3.0	1.0–2.0	1025	$1,312	$1.28	10d	38	0.41mi
3401 Braewick Pl Charlotte, NC	2.0	1.0	884	$1,530	$1.73	35d	1	0.42mi
7616 Kenneth Ln Charlotte, NC	3.0	2.0	1392	$1,725	$1.24	10d	1	0.45mi
9007 Vicksburg Rd Charlotte, NC	3.0	2.0	1124	$1,750	$1.56	15d	1	0.48mi
7221 Lea Wood Ln Charlotte, NC	3.0	2.0	1384	$1,850	$1.34	128d	1	0.51mi
7601 Swedish Ivy Ln Charlotte, NC	3.0	2.5	1300	$2,000	$1.54	145d	1	0.59mi
8503 Beechbrooke Rd Mint Hill, NC	3.0	1.5	1081	$2,000	$1.85	112d	1	0.60mi
3032 Chenango Dr Charlotte, NC	2.0	1.5	895	$1,695	$1.89	148d	1	0.60mi
7516 Swedish Ivy Ln Charlotte, NC	3.0	2.5	1279	$1,730	$1.35	1d	1	0.62mi
3131 Vestal Pl Charlotte, NC	2.0	1.0	800	$1,550	$1.94	164d	1	0.63mi
8204 Mintworth Links Ln Matthews, NC	3.0	2.5	1470	$2,195	$1.49	2d	12	0.64mi
8413 Red Setter Ln Charlotte, NC	3.0	2.5	1452	$2,200	$1.52	130d	1	0.64mi
4210 Melrose Club Dr Matthews, NC	2.0	2.0	1192	$1,895	$1.59	3d	1	0.66mi
9930 Idlewild Rd Matthews, NC	1.0–2.0	1.0–2.0	950	$2,653	$2.79	0d	53	0.67mi
8620 Silver Falls Way Charlotte, NC	3.0	2.5	1438	$1,683	$1.17	46d	1	0.67mi
8620 Silver Falls Way Charlotte, NC	3.0	2.5	1438	$1,683	$1.17	10d	1	0.67mi
4271 Melrose Club Dr #4271 Matthews, NC	2.0	2.5	1175	$1,875	$1.60	2d	1	0.67mi
8419 Milton Morris Dr Charlotte, NC	3.0	2.0	1084	$1,991	$1.84	88d	1	0.68mi
3636 Melrose Cottage Dr Matthews, NC	2.0	2.5	1152	$1,800	$1.56	38d	1	0.69mi
3636 Melrose Cottage Dr Matthews, NC	2.0	2.5	1152	$1,830	$1.59	53d	1	0.69mi
3636 Melrose Cottage Dr Matthews, NC	2.0	2.5	1152	$1,800	$1.56	43d	1	0.69mi
8501 Milton Morris Dr Charlotte, NC	3.0	2.0	1328	$1,879	$1.41	162d	1	0.69mi
3652 Melrose Cottage Dr Matthews, NC	3.0	2.5	1444	$1,900	$1.32	148d	1	0.72mi
7743 Elm Tree Ln Charlotte, NC	3.0	2.0	1043	$1,700	$1.63	10d	1	0.72mi
7743 Elm Tree Ln Charlotte, NC	3.0	2.0	1043	$1,750	$1.68	17d	1	0.72mi
8250 Bald Ridge Dr Charlotte, NC	3.0	2.0	1188	$1,795	$1.51	1d	1	0.74mi
3400 New Hampshire Dr Charlotte, NC	3.0	2.0	1436	$1,950	$1.36	164d	1	0.78mi
4401 Brittmore Ct Charlotte, NC	3.0	1.5	1144	$1,900	$1.66	18d	1	0.79mi
4401 Brittmore Ct Charlotte, NC	3.0	1.5	1144	$1,900	$1.66	10d	1	0.79mi

Listing history 50 events

1. 2026-11-08
   days on market $179,099 Active 320 DOM
2. 2026-11-07
   days on market $179,099 Active 319 DOM
3. 2026-11-06
   days on market $179,099 Active 318 DOM
4. 2026-11-05
   days on market $179,099 Active 317 DOM
5. 2026-11-04
   days on market $179,099 Active 316 DOM
6. 2026-11-02
   days on market $179,099 Active 314 DOM
7. 2026-11-01
   days on market $179,099 Active 313 DOM
8. 2026-10-31
   days on market $179,099 Active 312 DOM
9. 2026-10-30
   days on market $179,099 Active 311 DOM
10. 2026-10-29
    days on market $179,099 Active 310 DOM
11. 2026-10-28
    days on market $179,099 Active 309 DOM
12. 2026-10-27
    days on market $179,099 Active 308 DOM
13. 2026-10-26
    days on market $179,099 Active 307 DOM
14. 2026-10-25
    days on market $179,099 Active 306 DOM
15. 2026-10-24
    days on market $179,099 Active 305 DOM
16. 2026-10-23
    days on market $179,099 Active 304 DOM
17. 2026-10-22
    days on market $179,099 Active 303 DOM
18. 2026-10-21
    days on market $179,099 Active 302 DOM
19. 2026-10-20
    days on market $179,099 Active 301 DOM
20. 2026-10-19
    days on market $179,099 Active 300 DOM
21. 2026-10-18
    days on market $179,099 Active 299 DOM
22. 2026-10-17
    days on market $179,099 Active 298 DOM
23. 2026-10-16
    days on market $179,099 Active 297 DOM
24. 2026-10-15
    days on market $179,099 Active 296 DOM
25. 2026-10-14
    days on market $179,099 Active 295 DOM
26. 2026-10-13
    days on market $179,099 Active 294 DOM
27. 2026-10-12
    days on market $179,099 Active 293 DOM
28. 2026-10-11
    days on market $179,099 Active 292 DOM
29. 2026-10-10
    days on market $179,099 Active 291 DOM
30. 2026-10-09
    days on market $179,099 Active 290 DOM
31. 2026-10-08
    days on market $179,099 Active 289 DOM
32. 2026-10-07
    days on market $179,099 Active 288 DOM
33. 2026-10-07
    days on market $179,099 Active 287 DOM
34. 2026-10-05
    days on market $179,099 Active 286 DOM
35. 2026-10-04
    days on market $179,099 Active 285 DOM
36. 2026-10-04
    days on market $179,099 Active 284 DOM
37. 2026-10-02
    days on market $179,099 Active 283 DOM
38. 2026-10-01
    days on market $179,099 Active 282 DOM
39. 2026-09-29
    days on market $179,099 Active 280 DOM
40. 2026-09-27
    days on market $179,099 Active 278 DOM
41. 2026-09-25
    days on market $179,099 Active 276 DOM
42. 2026-09-24
    days on market $179,099 Active 275 DOM
43. 2026-09-23
    days on market $179,099 Active 274 DOM
44. 2026-09-22
    days on market $179,099 Active 273 DOM
45. 2026-09-21
    days on market $179,099 Active 272 DOM
46. 2026-09-20
    days on market $179,099 Active 271 DOM
47. 2026-09-19
    days on market $179,099 Active 270 DOM
48. 2026-09-18
    days on market $179,099 Active 269 DOM
49. 2026-09-17
    days on market $179,099 Active 268 DOM
50. 2026-09-16
    days on market $179,099 Active 267 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: $21,045
• − Mortgage interest: −$10,032
• − Property taxes: −$2,686
• − Insurance: −$895
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$5,210
• Taxable loss: −$1,147
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $2,048/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%
• 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