7130 Stonington Ln · Charlotte, NC 28227

$179,000

2 bd · 1.5 ba · 1,066 sqft · Townhouse public records · 21 Days on market

Built 1982 Est $169k · 6% over $192/mo HOA · 12% of rent

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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).

• Cash flow +12.3/30.0
• ARV discount +5.0/15.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for move in! New carpet, fresh paint and more. Corner end unit with outside storage/ patio. Buyers, call list agent for private showing and more details.

Key facts

• Bright kitchen
• Spacious living area
• Convenient half bath

Tags

• BRIGHT KITCHEN
• SPACIOUS LIVING AREA
• CONVENIENT HALF BATH
• LOW-MAINTENANCE LIVING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• HOA & community: HOA present; membership mandatory; Monthly association fee of $192

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Residential townhouse; Site-built construction; Two levels; Entry level: 1
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Roads are asphalt and paved; Road responsibility: Other — see remarks

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Two bedrooms located on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Six total rooms; Entry level is 1
• Laundry & utility: Laundry located in hall; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $179k.

Deal economics

• At list price, monthly cash flow is $-34 ($-407/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (12.3% below list).
• Recommended offer: $157k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: Albemarle Road Elementary (math 22% / reading 16%, grade F, #1,269 of 1,410 statewide, top 91%, 755 students, 98% FRL); Independence High School (math 65% / reading 54%, grade C+, #216 of 535 statewide, top 43%, 2,022 students, 42% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.7%/yr); 375 active listings in the ZIP; 40 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 21 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $75k; list at $179k implies a 139% gain — meaningful room to come down on a strong offer.

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 $156,998 (12.3% below list)

Questions for the listing agent

1. 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?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $169,494
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7031 Stonington Ln	0.12mi	2/1.5	1,040 (-2%)	3mo	$165,000	$159	88
5727 Dockside Dr	0.27mi	2/2.0	1,113 (+4%)	7mo	$196,000	$176	73
5719 Dockside Dr	0.27mi	2/2.0	1,136 (+7%)	3mo	$180,000	$158	72
7360 Winery Ln	0.14mi	2/2.0	1,130 (+6%)	14mo	$195,000	$173	70
5731 Dockside Dr Unit B	0.21mi	2/2.0	1,100 (+3%)	18mo	$200,000	$182	68
7319 Winery Ln	0.20mi	2/2.0	1,128 (+6%)	14mo	$193,000	$171	67
5719 Dockside Dr #1102	0.27mi	2/2.0	1,136 (+7%)	12mo	$145,000	$128	65
7005 Stonington Ln	0.13mi	3/1.5 (+1)	1,194 (+12%)	11mo	$207,000	$173	60
7021 Stonington Ln	0.14mi	3/1.5 (+1)	1,200 (+13%)	17mo	$155,000	$129	54
8024 Tremaine Ct Unit D	0.69mi	2/2.0	956 (-10%)	15mo	$102,000	$107	36
8123 Tremaine Ct Unit G	0.74mi	2/2.0	976 (-8%)	20mo	$122,000	$125	33
8032 Tremaine Ct Unit H	0.70mi	2/2.0	941 (-12%)	16mo	$116,500	$124	32

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-31,592
• Equity at exit: $26,689

10-year hold

• IRR: -10.7%
• Equity multiple: 0.36×
• Total profit: $-32,030
• Equity at exit: $15,477

Cash invested: $50,120 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$939
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$75
• HOA: −$192
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-34

Break-even live

Break-even rent $1,613

Max offer price $173,008

Occupancy floor 97%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7005 Stonington Ln Charlotte, NC	2.0	1.5	1194	$1,575	$1.32	23d	1	0.14mi
7345 Winery Ln #907 Charlotte, NC	2.0	2.0	1132	$1,550	$1.37	10d	1	0.18mi
7345 Winery Ln #907 Charlotte, NC	2.0	2.0	1132	$1,700	$1.50	23d	1	0.18mi
6927 Stonington Ln Charlotte, NC	3.0	2.0	1279	$1,375	$1.08	14d	1	0.18mi
7124 Winery Ln Charlotte, NC	2.0	2.0	1131	$1,350	$1.19	16d	1	0.19mi
7345 Winery Ln Charlotte, NC	2.0	2.0	1132	$1,550	$1.37	3d	1	0.21mi
5718 Dockside Dr Charlotte, NC	2.0	2.0	1100	$1,495	$1.36	23d	1	0.25mi
5710 Copper Creek Ct Charlotte, NC	1.0–2.0	1.0–2.0	678	$1,399	$2.06	23d	1	0.26mi
7223 Winery Ln Charlotte, NC	2.0	2.0	1120	$1,550	$1.38	23d	1	0.28mi
5323 Chestnut Lake Dr Charlotte, NC	3.0	2.5	1440	$1,500	$1.04	23d	1	0.35mi
7259 Point Lake Dr Charlotte, NC	1.0–3.0	1.0–2.0	950	$1,174	$1.24	23d	1	0.47mi
7714 Albemarle Rd Charlotte, NC	2.0	1.5	1074	$1,500	$1.40	10d	1	0.49mi
7100 Snow Ln Charlotte, NC	2.0	1.5	852	$1,275	$1.50	23d	1	0.49mi
7626 Eastbourne Rd Charlotte, NC	2.0	1.0	800	$1,750	$2.19	16d	1	0.55mi
7938 Lindfield Ct Charlotte, NC	3.0	2.0	1189	$1,880	$1.58	14d	1	0.56mi
6024 Spanish Oak Rd Charlotte, NC	3.0	1.5	1148	$1,600	$1.39	7d	1	0.60mi
8301 Parkland Cir Charlotte, NC	1.0–3.0	1.0–3.0	960	$1,199	$1.25	16d	1	0.65mi
8020 Tremaine Ct Charlotte, NC	3.0	2.0	1172	$1,595	$1.36	23d	1	0.65mi
8024 Tremaine Ct Charlotte, NC	2.0	2.0	1058	$1,612	$1.52	23d	2	0.69mi
8310 E W T Harris Blvd Charlotte, NC	1.0–2.0	1.0	792	$1,295	$1.64	14d	4	0.73mi
8115 Tremaine Ct Charlotte, NC	2.0	2.0	935	$1,550	$1.66	13d	1	0.75mi
8117 Tremaine Ct Unit B Charlotte, NC	1.0	1.0	875	$1,295	$1.48	16d	1	0.77mi
5310 McAlpine Glen Dr Charlotte, NC	1.0–2.0	1.0–2.0	750	$1,600	$2.13	2d	14	0.77mi
6200 Martin Lake Rd Charlotte, NC	3.0	2.0	1250	$1,940	$1.55	23d	1	0.80mi
7139 Winding Cedar Trl Charlotte, NC	1.0–3.0	1.0–2.0	954	$1,289	$1.35	23d	1	0.80mi
6701 English Hills Dr Charlotte, NC	1.0–2.0	1.0–2.0	733	$1,370	$1.87	1d	19	0.91mi
6619 Yateswood Dr Charlotte, NC	1.0–2.0	1.0–2.0	800	$1,220	$1.52	1d	32	0.96mi
7873 Petrea Ln Charlotte, NC	2.0	1.5	979	$1,550	$1.58	7d	1	1.00mi
8618 Twined Creek Ln Charlotte, NC	2.0	2.5	1226	$1,595	$1.30	7d	1	1.01mi
7819 Petrea Ln Charlotte, NC	3.0	1.5	1360	$1,650	$1.21	23d	1	1.03mi
8708 Twined Creek Ln Charlotte, NC	2.0	2.5	1058	$1,550	$1.47	7d	1	1.05mi
6000 Delta Crossing Ln Charlotte, NC	1.0–3.0	1.0–2.0	992	$1,413	$1.42	1d	13	1.06mi
8727 Wandering Creek Way Charlotte, NC	3.0	2.5	1368	$1,650	$1.21	16d	1	1.09mi
8727 Wandering Creek Way Charlotte, NC	3.0	2.5	1368	$1,695	$1.24	7d	1	1.09mi
8737 Wandering Creek Way Charlotte, NC	2.0	2.5	1019	$1,325	$1.30	23d	1	1.10mi
7667 Petrea Ln Charlotte, NC	3.0	2.0	1383	$1,675	$1.21	23d	1	1.13mi
4535 Dawnwood Dr Charlotte, NC	3.0	2.5	1496	$1,745	$1.17	23d	1	1.15mi
6401 Woodbend Dr Charlotte, NC	1.0–2.0	1.0–2.0	697	$1,536	$2.20	1d	16	1.20mi
5923 Farm Pond Ln Charlotte, NC	1.0–3.0	1.0–2.0	937	$1,412	$1.51	23d	1	1.20mi
6320 Woodbend Dr Charlotte, NC	1.0–2.0	1.0–2.0	787	$1,370	$1.74	1d	21	1.24mi

HOA detail

• Monthly dues: $192 · $2,304/yr

Listing history 22 events

1. 2026-06-18
   days on market $179,000 Active 21 DOM
2. 2026-06-17
   days on market $179,000 Active 20 DOM
3. 2026-06-16
   days on market $179,000 Active 19 DOM
4. 2026-06-15
   days on market $179,000 Active 18 DOM
5. 2026-06-13
   days on market $179,000 Active 16 DOM
6. 2026-06-09
   days on market $179,000 Active 12 DOM
7. 2026-06-08
   days on market $179,000 Active 11 DOM
8. 2026-06-07
   days on market $179,000 Active 10 DOM
9. 2026-06-04
   days on market $179,000 Active 7 DOM
10. 2026-06-03
    days on market $179,000 Active 6 DOM
11. 2026-06-02
    days on market $179,000 Active 5 DOM
12. 2026-06-01
    days on market $179,000 Active 4 DOM
13. 2026-05-31
    days on market $179,000 Active 3 DOM
14. 2026-05-28
    listed $179,000 Active
15. 2018-08-30
    soldstatus $75,000 Closed 162-char remark

    Show marketing remark (162 chars)

    Ready for move in! New carpet, fresh paint and more. Corner end unit with outside storage/ patio. Buyers, call list agent for private showing and more details.

16. 2018-08-30
    soldstatus $75,000

    Show marketing remark (162 chars)

    Ready for move in! New carpet, fresh paint and more. Corner end unit with outside storage/ patio. Buyers, call list agent for private showing and more details.

17. 2018-07-09
    historical Under Contract - Show 162-char remark

    Show marketing remark (162 chars)

    Ready for move in! New carpet, fresh paint and more. Corner end unit with outside storage/ patio. Buyers, call list agent for private showing and more details.

18. 2018-07-05
    price $74,999 162-char remark

    Show marketing remark (162 chars)

    Ready for move in! New carpet, fresh paint and more. Corner end unit with outside storage/ patio. Buyers, call list agent for private showing and more details.

19. 2018-06-04
    listed $79,900 Active 162-char remark

    Show marketing remark (162 chars)

    Ready for move in! New carpet, fresh paint and more. Corner end unit with outside storage/ patio. Buyers, call list agent for private showing and more details.

20. 2018-03-07
    soldstatus $55,500
21. 2007-01-11
    soldstatus $58,000
22. 1999-03-01
    soldstatus $65,000

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$641/yr (+$53/mo · 77.5%)

ⓘ 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 ≥104°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: $18,840
• − Mortgage interest: −$10,027
• − Property taxes: −$827
• − Insurance: −$895
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$2,304
• − Depreciation: −$5,207
• Taxable loss: −$3,435
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $417/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

+175.4% since first listed

9 events — show timeline

• 2026-05-28 Listed $179,000 CANOPYMLS as Distributed by MLS Grid
• 2018-08-30 Sold (Public Records) $75,000 Public Records
• 2018-08-30 Sold (MLS) $75,000 CANOPYMLS as Distributed by MLS Grid
• 2018-07-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2018-07-05 Price Changed $74,999 CANOPYMLS as Distributed by MLS Grid
• 2018-06-04 Listed $79,900 CANOPYMLS as Distributed by MLS Grid
• 2018-03-07 Sold (Public Records) $55,500 Public Records
• 2007-01-11 Sold (Public Records) $58,000 Public Records
• 1999-03-01 Sold (Public Records) $65,000 Public Records

Property tax history

+1.9%/yr

Latest (2022): $827 · +1.4% YoY. Source: county tax records.