3514 Crestridge Dr · Charlotte, NC 28217

$300,000

3 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 76 Days on market

Built 2006 5,227 sqft lot Est $389k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully maintained home offers 4 bedrooms and 2.5 bathrooms, providing ample space for comfortable family living. The open floor plan features a bright living area, a spacious Kitchen with modern appliances, and generous storage throughout. The primary suite includes a walk-in closet and private bath. Enjoy outdoor living in your large fenced backyard, perfect for gathering or relaxation. Additional features include central air and heat, modern flooring, an attached garage. Conveniently located near dining, shopping, parks, easy access to major highways.

Key facts

• Open floor plan
• Modern flooring
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• WALK-IN CLOSET
• LARGE FENCED BACKYARD
• CENTRAL AIR AND HEAT
• MODERN FLOORING

Property features AI

Finance

• Other: Property zoned OFC
• HOA & community: No HOA

Exterior

• Parking: Detached garage facing front; 1-car garage; Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; Two levels; Slab foundation
• Construction: Vinyl exterior
• Exterior features: Storage; Concrete and gravel road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: 4 bedrooms on the upper level
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 11 total rooms; Walk-in closet(s)
• Laundry & utility: Laundry closet on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $11 ($138/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 $242k (19.3% below list).
• Recommended offer: $242k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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: Reid Park Academy (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 305 students, 99% FRL); Wilson Stem Academy (math 11% / reading 22%, grade F, #449 of 475 statewide, top 96%, 367 students, 99% FRL); Harding University High School (math 27% / reading 33%, grade F, #457 of 535 statewide, top 85%, 1,305 students, 98% FRL) — zoned schools average 99% FRL vs 49% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 44% district-wide (-21 pts) — the specific schools serving this property underperform the Charlotte-Mecklenburg Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• At $2,421/mo this rent would consume 45% of the median local household income ($64k/yr) (locally 2144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 76 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $234k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,142 (19.3% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
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: 0.81% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $388,512
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3733 Sargeant Dr	0.28mi	3/2.0	1,464 (-14%)	1mo	$449,000	$307	63
1234 Clanton Rd #15	0.36mi	3/2.0	1,507 (-12%)	2mo	$348,000	$231	63
4027 Broadview Dr	0.23mi	4/2.5 (+1)	1,515 (-11%)	2mo	$476,000	$314	62
3205 Morning Dr	0.57mi	3/2.5	1,739 (+2%)	10mo	$310,000	$178	59
4235 Spring Oak Dr	0.46mi	3/2.0	1,599 (-6%)	11mo	$345,000	$216	59
3545 Sargeant Dr	0.38mi	4/2.0 (+1)	1,498 (-12%)	1mo	$400,000	$267	56
3317 Sargeant Dr	0.61mi	4/2.0 (+1)	1,570 (-8%)	4mo	$465,000	$296	50
3204 Amay James Ave	0.61mi	4/2.0 (+1)	1,458 (-14%)	1mo	$332,500	$228	42
3049 Reid Ave	0.71mi	4/2.5 (+1)	1,864 (+9%)	7mo	$413,500	$222	38
3107 Amay James Ave	0.73mi	4/3.0 (+1)	1,939 (+14%)	6mo	$390,000	$201	29
3105 Amay James Ave	0.74mi	4/3.0 (+1)	1,939 (+14%)	9mo	$400,000	$206	26

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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.35×
• Total profit: $-54,955
• Equity at exit: $44,731

10-year hold

• IRR: -18.7%
• Equity multiple: 0.12×
• Total profit: $-74,282
• Equity at exit: $25,939

Cash invested: $84,000 (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 28217

• Home prices YoY: -14.8%
• Rents YoY: 0.0%
• Active inventory: 171
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$203 /mo · $2,438/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $11

Break-even live

Break-even rent $2,407

Max offer price $300,000

Occupancy floor 95%

Sensitivity live

Price	-10% $181	-5% $96	+0% $11	+5% $-73	+10% $-158
Rent	-10% $-180	-5% $-84	+0% $11	+5% $107	+10% $203
Rate	-1.0pp $163	-0.5pp $88	base $11	+0.5pp $-66	+1.0pp $-145

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3924 Broadview Dr Charlotte, NC	3.0	1.0	1253	$1,795	$1.43	16d	1	0.17mi
1139 Clanton Rd Charlotte, NC	4.0	4.0	1099	$2,299	$2.09	25d	1	0.27mi
3338 Barfield Dr Charlotte, NC	4.0	2.0	1431	$2,295	$1.60	9d	1	0.45mi
3103 Ross Ave Charlotte, NC	3.0	2.0	1400	$1,800	$1.29	18d	1	0.67mi
2005 Empire St Charlotte, NC	2.0	1.0–2.0	875	$2,617	$2.99	0d	102	0.68mi
511 Bowman Rd Charlotte, NC	3.0	2.5	1986	$3,600	$1.81	5d	1	0.69mi
511 Bowman Rd Charlotte, NC	3.0	2.5	1988	$3,600	$1.81	14d	1	0.69mi
5027 Duchess Dr Charlotte, NC	4.0	4.5	2032	$3,900	$1.92	9d	1	0.78mi
5027 Duchess Dr #44 Charlotte, NC	4.0	4.5	2032	$3,900	$1.92	9d	1	0.78mi
3047 Ridge Ave Charlotte, NC	3.0	2.5	1704	$2,229	$1.31	9d	1	0.78mi
3022 Reid Ave Charlotte, NC	3.0	2.0	2000	$1,994	$1.00	6d	1	0.80mi
3709 S Tryon St Charlotte, NC	3.0	3.5	1705	$3,000	$1.76	25d	1	0.82mi
1005 S Mission Ln Unit C2 Charlotte, NC	2.0	3.5	1584	$2,336	$1.47	7d	1	0.82mi
1005 S Mission Ln Unit C2 Charlotte, NC	2.0	3.5	1584	$2,232	$1.41	6d	1	0.82mi
2967 Ross Ave Charlotte, NC	3.0	3.0	1987	$2,400	$1.21	25d	1	0.84mi
2957 Ross Ave Charlotte, NC	3.0	2.5	1987	$2,400	$1.21	25d	1	0.84mi
346 Freeland Ln Charlotte, NC	3.0	3.5	1572	$2,346	$1.49	0d	11	0.86mi
2111 Freeland Park Dr Unit C1 Charlotte, NC	3.0	3.5	1560	$2,455	$1.57	7d	1	0.87mi
4520 Charlotte Park Dr Charlotte, NC	3.0	1.0–2.0	996	$2,450	$2.46	0d	54	0.89mi
4520 Charlotte Park Dr Charlotte, NC	2.0	2.0	1153	$1,980	$1.72	25d	1	0.89mi
3310 S Tryon St Charlotte, NC	1.0–3.0	1.0–2.0	1051	$2,765	$2.63	0d	15	0.90mi
2942 Reid Ave Charlotte, NC	3.0	2.0	1142	$2,000	$1.75	19d	1	0.91mi
3615 Tryclan Dr Charlotte, NC	2.0	1.0–2.0	993	$3,493	$3.52	0d	33	0.92mi
3405 S Tryon St Charlotte, NC	1.0–3.0	1.0–2.0	1077	$2,800	$2.60	0d	57	0.92mi
4312 Yancey Rd Charlotte, NC	2.0	1.0–2.0	835	$2,624	$3.14	0d	45	0.95mi
200 E Cama St Charlotte, NC	2.0	1.0–2.0	880	$2,141	$2.43	0d	23	1.08mi
4904 Parkway Plaza Blvd Charlotte, NC	3.0–4.0	2.5–3.5	1702	$2,520	$1.48	25d	10	1.10mi
4612 Gilead St Charlotte, NC	2.0	1.0–2.5	900	$2,683	$2.98	0d	44	1.11mi
2104 Cascade Pointe Blvd Charlotte, NC	3.0	1.0–2.5	1123	$2,295	$2.04	0d	43	1.12mi
3441 South Blvd Charlotte, NC	2.0	1.0–2.0	868	$2,470	$2.84	0d	10	1.12mi
7030 Parkway Commons DR Charlotte, NC	1.0–3.0	1.0–2.0	1055	$2,371	$2.25	0d	73	1.14mi
235 Verbena St Charlotte, NC	2.0	1.0–2.0	832	$1,834	$2.20	0d	18	1.15mi
205 Foster Ave Charlotte, NC	4.0	1.0–2.0	641	$3,891	$6.07	0d	33	1.15mi
3305 South Blvd Charlotte, NC	2.0	1.0–2.5	945	$3,665	$3.88	0d	20	1.16mi
2309 Ellen Ave Unit 1 Charlotte, NC	4.0	2.5	1700	$2,299	$1.35	19d	1	1.17mi
4015 South Blvd Charlotte, NC	2.0	1.0–2.0	957	$2,624	$2.74	3d	74	1.18mi
120 Hollis Rd Charlotte, NC	3.0	1.0–3.0	1155	$3,683	$3.19	0d	31	1.24mi
1103 Shuman View Ct Charlotte, NC	3.0	3.5	1722	$2,800	$1.63	0d	1	1.25mi
462 New Bern Station Ct Charlotte, NC	2.0	2.0	1088	$1,950	$1.79	25d	1	1.25mi
506 New Bern Station Ct Charlotte, NC	2.0	2.5	1526	$2,600	$1.70	4d	1	1.26mi

Listing history 8 events

1. 2026-05-13
   price $300,000
2. 2026-04-14
   price $320,000
3. 2026-03-13
   listed $324,000 Active
4. 2025-11-03
   price $324,900
5. 2025-10-21
   price $329,900
6. 2025-10-08
   price $337,000
7. 2025-09-16
   listed $340,000 Active
8. 2005-05-25
   soldstatus $234,500

ⓘ 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: $2,438 · $203/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$22/yr (+$2/mo · 0.9%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,057
• − Mortgage interest: −$16,805
• − Property taxes: −$2,438
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$8,727
• Taxable loss: −$5,062
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $1,353/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): 32,064
• Household income: $64,028
• Rent vs Own: 70.0% rent · 30.0% own
• Severe rent burden: 2144.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 37% Black 35% Two or more races 19% White 17% Asian 8%
• Hispanic origin (detail): Mexican 7% Dominican 2%
• Common ancestry: Swiss 2% Italian 1% Slovak 1%
• Foreign-born: 34% · Canada, Jamaica, Vietnam
• Languages at home: 58% English-only · Spanish 35% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -57.23%
• Current HPI: 330.7033
• Rent YoY: ▬ 0.04%
• 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

+27.9% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $320,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-13 Listed $324,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $324,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $329,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $337,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-16 Listed $340,000 CANOPYMLS as Distributed by MLS Grid
• 2005-05-25 Sold (Public Records) $234,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,438 · +2.1% YoY. Source: county tax records.