4719 Metroon Dr · Charlotte, NC 28227

$179,099

2 bd · 2.0 ba · 1,197 sqft · SingleFamily · 177 Days on market

Built 2025 Est $317k · 44% 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INSTALLED ON LOT AND FINAL FINISHING IN PROGRESS

Key facts

• Built 2025
• Listed 177 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $172k (4.2% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.1% 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: schools D+, 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.
• Market conditions: Rents rising (+2.7%/yr); 375 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 177 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 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $317,205
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7125 Falconwood Ct	0.47mi	3/2.0 (+1)	1,251 (+4%)	1mo	$320,000	$256	65
7310 Palmetto Ct	0.60mi	2/2.0	1,118 (-7%)	2mo	$278,000	$249	59
9320 Tibble Creek Way	0.70mi	3/2.0 (+1)	1,204 (+1%)	6mo	$322,750	$268	56
3512 Cross Winds Rd	0.45mi	3/2.0 (+1)	1,302 (+9%)	6mo	$345,000	$265	55
9122 Nathaniel Russell Ln	0.35mi	3/2.0 (+1)	1,062 (-11%)	8mo	$309,900	$292	53
8318 David Lee Ln	0.51mi	3/2.0 (+1)	1,110 (-7%)	7mo	$263,000	$237	53
8618 Milton Morris Dr	0.71mi	3/2.0 (+1)	1,280 (+7%)	1mo	$335,000	$262	50
7516 Barn Stone Dr	0.65mi	3/2.0 (+1)	1,310 (+9%)	6mo	$315,000	$240	43
3410 Joseph Dr	0.74mi	3/2.0 (+1)	1,269 (+6%)	8mo	$340,000	$268	43
7308 Barn Stone Dr	0.72mi	3/2.0 (+1)	1,097 (-8%)	9mo	$360,000	$328	40
3403 Fernstone Cir	0.74mi	3/2.0 (+1)	1,071 (-10%)	7mo	$290,000	$271	37
8606 Beechbrooke Rd	0.58mi	3/2.0 (+1)	1,376 (+15%)	10mo	$327,000	$238	35

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-22,047
• Equity at exit: $26,704

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-11,587
• 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 →

ZIP-level market 28227

• Rents YoY: 2.7%
• Active inventory: 375
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,686/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $117

Break-even live

Break-even rent $1,567

Max offer price $179,099

Occupancy floor 88%

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
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4616 Stoney Trace Dr Mint Hill, NC	3.0	2.0	1306	$1,750	$1.34	18d	1	0.15mi
4616 Stoney Trace Dr Mint Hill, NC	1.0–3.0	1.0–2.0	975	$1,312	$1.35	5d	25	0.15mi
4616 Stoney Trace Dr Mint Hill, NC	1.0–3.0	1.0–2.0	975	$1,532	$1.57	24d	18	0.15mi
3434 Braewick Pl Charlotte, NC	3.0	2.0	1093	$1,720	$1.57	24d	1	0.36mi
3407 Braewick Pl Charlotte, NC	3.0	2.0	1134	$1,750	$1.54	16d	1	0.41mi
9610 Stoney Glen Dr Mint Hill, NC	1.0–3.0	1.0–2.0	1071	$1,400	$1.31	2d	53	0.41mi
7601 Swedish Ivy Ln Charlotte, NC	3.0	2.5	1300	$2,000	$1.54	5d	1	0.59mi
3032 Chenango Dr Charlotte, NC	2.0	1.5	895	$1,695	$1.89	7d	1	0.60mi
3131 Vestal Pl Charlotte, NC	2.0	1.0	800	$1,550	$1.94	24d	1	0.63mi
8204 Mintworth Links Ln Matthews, NC	3.0	2.5	1470	$2,085	$1.42	1d	7	0.64mi
9930 Idlewild Rd Matthews, NC	1.0–2.0	1.0–2.0	1061	$2,901	$2.73	2d	62	0.67mi
8501 Milton Morris Dr Charlotte, NC	3.0	2.0	1328	$1,879	$1.41	22d	1	0.69mi
3652 Melrose Cottage Dr Matthews, NC	3.0	2.5	1444	$1,900	$1.32	7d	1	0.72mi
3400 New Hampshire Dr Charlotte, NC	3.0	2.0	1436	$1,950	$1.36	24d	1	0.78mi
3821 Rosedown Dr Matthews, NC	3.0	2.0	1024	$1,899	$1.85	24d	1	0.89mi
3722 Hunters Run Ln Matthews, NC	3.0	2.0	1291	$1,949	$1.51	16d	1	0.94mi
8448 Huntdale Ct Charlotte, NC	3.0	2.0	1500	$1,995	$1.33	24d	1	0.94mi
5310 McAlpine Glen Dr Charlotte, NC	1.0–2.0	1.0–2.0	750	$1,600	$2.13	2d	14	0.96mi
5323 Chestnut Lake Dr Charlotte, NC	3.0	2.5	1440	$1,500	$1.04	24d	1	1.19mi
7608 Morgense Pl Charlotte, NC	3.0	2.0	1019	$1,675	$1.64	7d	1	1.22mi
8727 Wandering Creek Way Charlotte, NC	3.0	2.5	1368	$1,650	$1.21	16d	1	1.23mi
8727 Wandering Creek Way Charlotte, NC	3.0	2.5	1368	$1,695	$1.24	7d	1	1.23mi
8737 Wandering Creek Way Charlotte, NC	2.0	2.5	1019	$1,325	$1.30	24d	1	1.24mi
8618 Twined Creek Ln Charlotte, NC	2.0	2.5	1226	$1,595	$1.30	7d	1	1.24mi
8708 Twined Creek Ln Charlotte, NC	2.0	2.5	1058	$1,550	$1.47	7d	1	1.25mi
6550 Lynmont Dr Charlotte, NC	3.0	2.0	984	$1,800	$1.83	24d	1	1.34mi
10510 Waterford Creek Ln Charlotte, NC	1.0–2.0	1.0–2.0	915	$1,306	$1.43	2d	20	1.35mi
7100 Snow Ln Charlotte, NC	2.0	1.5	852	$1,275	$1.50	24d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $179,099 Active 177 DOM
2. 2026-06-17
   days on market $179,099 Active 176 DOM
3. 2026-06-16
   days on market $179,099 Active 175 DOM
4. 2026-06-15
   days on market $179,099 Active 174 DOM
5. 2026-06-13
   days on market $179,099 Active 172 DOM
6. 2026-06-10
   days on market $179,099 Active 168 DOM
7. 2026-06-07
   days on market $179,099 Active 166 DOM
8. 2026-06-04
   days on market $179,099 Active 163 DOM
9. 2026-06-03
   days on market $179,099 Active 162 DOM
10. 2026-06-02
    days on market $179,099 Active 161 DOM
11. 2026-06-02
    days on market $179,099 Active 160 DOM
12. 2026-05-31
    days on market $179,099 Active 159 DOM
13. 2025-12-23
    listed $179,099 Active

ⓘ 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: $20,581
• − Mortgage interest: −$10,032
• − Property taxes: −$2,686
• − Insurance: −$895
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$5,210
• Taxable loss: −$1,536
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $1,775/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: 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

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 · 1,167,319 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: 1373.0

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 0.69)
• 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%

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

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