1201 Clanton Rd · Charlotte, NC 28217

$225,000

2 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 4 Days on market

Built 1958 0.27 ac lot Est $330k · 32% 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 +13.2/30.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in Prime Charlotte Location! Opportunity awaits at 1201 Clanton Road! This all-brick ranch sits on a desirable corner lot in one of Charlotte’s rapidly growing areas, just minutes from South End, Uptown, and major employment centers. Currently configured as a 2-bedroom, 1-bath home, the property offers excellent potential to be reimagined into a 3-bedroom, 2-bath residence through a complete renovation. Whether you’re an investor, builder, or homeowner looking for your next project, this property presents the chance to create significant value in a highly sought-after location. The solid brick construction provides a strong foundation for renovation, while the

Key facts

• Generous corner lot
• All brick ranch
• Enhanced curb appeal

Tags

• ALL BRICK RANCH
• CORNER LOT
• SOLID BRICK CONSTRUCTION
• GENEROUS CORNER LOT
• OUTDOOR LIVING SPACES
• ENHANCED CURB APPEAL

Property features AI

Finance

• HOA & community: No HOA dues

Exterior

• Parking: Attached carport; Driveway parking; 1 covered space; 2 open parking spaces
• Utilities: City water; Public sewer
• Home design: Single-family residence; Residential property; One story; Site-built construction; N1-B zoning
• Construction: Brick partial exterior; Composition roof; Crawl space foundation
• Exterior features: Corner lot; Chain link and partial fencing; Asphalt/paved public road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms (main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; No cooling
• Interior features: One living room (1 room total); No built-in appliances listed
• Laundry & utility: Utility room for laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-4 ($-49/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (20.0% below list).
• Recommended offer: $180k (20.0% 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: 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 flat; 177 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $225k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $179,995 (20.0% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $329,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Rollingwood Dr	0.18mi	3/1.0 (+1)	1,069 (-2%)	4mo	$325,000	$304	81
1221 Rollingwood Dr	0.14mi	3/2.0 (+1)	1,096 (+1%)	3mo	$365,000	$333	80
3701 Lynette Ct	0.09mi	3/2.0 (+1)	1,119 (+3%)	2mo	$357,000	$319	80
1033 Rollingwood Dr	0.22mi	3/1.5 (+1)	1,055 (-3%)	10mo	$260,000	$246	70
3774 Seaman Dr	0.14mi	3/1.0 (+1)	1,005 (-7%)	11mo	$245,000	$244	66
3514 Archer Ave	0.23mi	3/2.0 (+1)	1,033 (-5%)	8mo	$330,500	$320	66
3915 Crestridge Dr	0.33mi	3/1.0 (+1)	1,044 (-4%)	9mo	$330,000	$316	66
1026 Rollingwood Dr	0.22mi	3/2.0 (+1)	1,191 (+10%)	1mo	$431,000	$362	64
1527 Wickham Ln	0.54mi	3/1.0 (+1)	1,125 (+4%)	9mo	$200,000	$178	57
2984 Shady Ln	0.65mi	3/1.0 (+1)	1,147 (+6%)	2mo	$271,000	$236	54
3720 Blandwood Dr	0.32mi	3/2.0 (+1)	1,183 (+9%)	10mo	$225,000	$190	53
2942 Reid Ave	0.61mi	3/1.0 (+1)	1,160 (+7%)	8mo	$130,000	$112	48

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: -19.6%
• Equity multiple: 0.33×
• Total profit: $-41,980
• Equity at exit: $33,548

10-year hold

• IRR: -19.5%
• Equity multiple: 0.09×
• Total profit: $-57,242
• Equity at exit: $19,454

Cash invested: $63,000 (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: 177
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-4

Break-even live

Break-even rent $1,805

Max offer price $224,274

Occupancy floor 95%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Clanton Rd Charlotte, NC	3.0	1.0	1025	$1,900	$1.85	7d	1	0.15mi
3924 Broadview Dr Charlotte, NC	3.0	1.0	1253	$1,795	$1.43	14d	1	0.25mi
3103 Ross Ave Charlotte, NC	3.0	2.0	1400	$1,800	$1.29	16d	1	0.40mi
3128 Ridge Ave Charlotte, NC	2.0	1.0	704	$1,350	$1.92	23d	1	0.47mi
1227 Pressley Rd Charlotte, NC	1.0–3.0	1.0	657	$1,280	$1.95	3d	19	0.56mi
2942 Reid Ave Charlotte, NC	3.0	2.0	1142	$2,000	$1.75	17d	1	0.64mi
2909 Burgess Dr Unit 2917-2 Charlotte, NC	2.0	1.5	954	$1,300	$1.36	14d	1	0.78mi
2909 Burgess Dr Unit 2909-4 Charlotte, NC	2.0	1.5	954	$1,295	$1.36	23d	1	0.78mi
2909 Burgess Dr Unit 2917-1 Charlotte, NC	2.0	1.5	954	$1,195	$1.25	23d	1	0.78mi
2805 McCombs St Charlotte, NC	2.0	1.0	884	$1,700	$1.92	17d	1	0.82mi
2005 Empire St Charlotte, NC	2.0	1.0–2.0	875	$2,439	$2.79	4d	104	0.88mi
3310 S Tryon St Charlotte, NC	1.0–3.0	1.0–2.0	1045	$2,170	$2.08	2d	16	1.00mi
1601 Dewberry Ter Charlotte, NC	3.0–4.0	1.0–1.5	1100	$1,349	$1.23	3d	11	1.03mi
1701 West Blvd Charlotte, NC	3.0	1.5	864	$1,375	$1.59	23d	1	1.03mi
1701 West Blvd Unit V3 Charlotte, NC	2.0	1.5	765	$1,323	$1.73	23d	1	1.03mi
3405 S Tryon St Charlotte, NC	1.0–3.0	1.0–2.0	1056	$2,208	$2.09	2d	66	1.05mi
1425 Remount Rd Charlotte, NC	1.0	1.0	825	$875	$1.06	16d	1	1.09mi
3615 Tryclan Dr Charlotte, NC	2.0	1.0–2.0	993	$3,528	$3.55	1d	31	1.09mi
2317 Rebecca Ave Unit B Charlotte, NC	2.0	1.0	780	$1,100	$1.41	16d	1	1.13mi
2317 Rebecca Ave Charlotte, NC	3.0	1.0	997	$1,400	$1.40	23d	1	1.13mi
2633 Brentwood Pl Charlotte, NC	3.0	2.0	1348	$1,999	$1.48	23d	1	1.14mi
2104 Cascade Pointe Blvd Charlotte, NC	3.0	1.0–2.5	1123	$1,943	$1.73	2d	41	1.14mi
2425 Kingspark Dr Charlotte, NC	2.0	1.0	757	$1,099	$1.45	23d	6	1.16mi
4520 Charlotte Park Dr Charlotte, NC	3.0	1.0–2.0	996	$2,100	$2.11	3d	51	1.17mi
4520 Charlotte Park Dr Charlotte, NC	2.0	2.0	1153	$1,980	$1.72	23d	1	1.17mi
2565 Brentwood Pl Charlotte, NC	3.0	1.0	927	$1,200	$1.29	23d	1	1.19mi
300 E Peterson Dr Charlotte, NC	2.0	2.0	910	$1,895	$2.08	4d	1	1.19mi
307 E Peterson Dr Charlotte, NC	1.0	1.0	816	$2,100	$2.57	12d	1	1.21mi
205 Foster Ave Charlotte, NC	4.0	1.0–2.0	641	$2,982	$4.65	2d	36	1.22mi
4312 Yancey Rd Charlotte, NC	2.0	1.0–2.0	835	$2,624	$3.14	2d	42	1.22mi
3441 South Blvd Charlotte, NC	2.0	1.0–2.0	868	$2,470	$2.84	1d	9	1.28mi
3305 South Blvd Charlotte, NC	2.0	1.0–2.5	945	$3,665	$3.88	3d	19	1.29mi
2520 Brentwood Pl Charlotte, NC	2.0	1.0	929	$1,695	$1.82	3d	1	1.31mi
462 New Bern Station Ct Charlotte, NC	2.0	2.0	1088	$1,950	$1.79	23d	1	1.33mi
506 New Bern Station Ct Charlotte, NC	2.0	2.5	1062	$2,600	$2.45	2d	1	1.34mi
2546 Perimeter Pointe Pkwy Charlotte, NC	1.0–2.0	1.0–2.0	996	$2,139	$2.15	2d	34	1.37mi
7030 Parkway Commons DR Charlotte, NC	1.0–3.0	1.0–2.0	1055	$1,841	$1.74	1d	72	1.37mi
4612 Gilead St Charlotte, NC	2.0	1.0–2.5	900	$2,683	$2.98	3d	48	1.39mi
4015 South Blvd Charlotte, NC	2.0	1.0–2.0	957	$2,624	$2.74	1d	74	1.40mi
120 Hollis Rd Charlotte, NC	3.0	1.0–3.0	1155	$2,946	$2.55	2d	28	1.41mi

Listing history 6 events

1. 2026-06-17
   status $225,000 Pending 4 DOM
2. 2026-06-16
   days on market $225,000 Active 4 DOM
3. 2026-06-16
   price $225,000 Active 3 DOM
4. 2026-06-15
   days on market $199,990 Active 3 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   listed $199,990 Active 1 DOM

ⓘ 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: $1,829 · $152/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$16/yr (+$1/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: $21,599
• − Mortgage interest: −$12,603
• − Property taxes: −$1,829
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,545
• Taxable loss: −$3,959
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $901/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

+534.9% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $199,990 CANOPYMLS as Distributed by MLS Grid
• 2026-06-12 Listed $19,999 CANOPYMLS as Distributed by MLS Grid
• 2018-04-13 Sold (Public Records) $55,000 Public Records
• 1988-05-01 Sold (Public Records) $42,500 Public Records
• 1982-03-01 Sold (Public Records) $31,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,829 · +2.3% YoY. Source: county tax records.