1600 Montana Dr · Charlotte, NC 28216

$199,900

3 bd · 2.5 ba · 1,658 sqft · SingleFamily public records · 29 Days on market

Built 1964 8,276 sqft lot Est $343k · 42% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in University Park with immediate access to I-85. 4 bedrooms with 2.5 baths and ready for rehab. Sale is being monitored by the Mecklenburg County Court and is not a foreclosure sale. Sold with free and clear title. 5% minimum earnest money required and subject to 10 day upset bid period with the court. Please contact your REALTOR today for more information on these types of sales and a showing. Please note, the listing company does NOT engage in dual agency and solely represents the seller.

Key facts

• 8,276 sq ft lot
• Built 1964
• Listed 29 days

Tags

• IMMEDIATE ACCESS TO I-85

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story (single level); Site built construction; Residential zoning N1-C; Crawl space foundation
• Construction: Partial brick exterior
• Exterior features: Back yard fencing; Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: No appliances specified for the kitchen
• Bedrooms: 4 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Window cooling units
• Interior features: 11 total rooms; Appliances: None listed
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+2.1%/yr); 458 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k 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 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $343,206
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2733 Englehardt St	0.53mi	3/2.0	1,629 (-2%)	9mo	$315,000	$193	63
2121 Allium Dr	0.57mi	3/2.5	1,780 (+7%)	1mo	$359,900	$202	60
2519 Abelwood Rd	0.22mi	3/1.0	1,806 (+9%)	10mo	$201,500	$112	60
1901 Crestdale Dr	0.49mi	3/2.0	1,763 (+6%)	8mo	$400,000	$227	58
2128 Senior Dr	0.38mi	3/2.5	1,867 (+13%)	5mo	$325,000	$174	57
3147 Dawnshire Ave	0.50mi	3/2.0	1,596 (-4%)	16mo	$260,000	$163	55
2512 Remington St	0.71mi	3/2.5	1,737 (+5%)	10mo	$465,000	$268	51
2840 Burbank Dr	0.69mi	3/2.0	1,660 (+0%)	19mo	$344,000	$207	49
3108 Yvonne Ln	0.65mi	3/2.5	1,609 (-3%)	22mo	$390,000	$242	46
1740 Northcliff Dr	0.55mi	3/3.5	1,829 (+10%)	15mo	$439,500	$240	41
1827 Mcdonald St	0.67mi	3/2.5	1,446 (-13%)	13mo	$280,000	$194	36
1904 Welch Pl	0.70mi	4/2.0 (+1)	1,717 (+4%)	22mo	$447,500	$261	36

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 · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-12,119
• Equity at exit: $29,806

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $10,245
• Equity at exit: $17,284

Cash invested: $55,972 (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 28216

• Home prices YoY: -31.8%
• Rents YoY: 2.1%
• Active inventory: 458
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$176 /mo · $2,107/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $349

Break-even live

Break-even rent $1,655

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $462	-5% $405	+0% $349	+5% $292	+10% $236
Rent	-10% $183	-5% $266	+0% $349	+5% $432	+10% $514
Rate	-1.0pp $449	-0.5pp $400	base $349	+0.5pp $297	+1.0pp $244

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Lasalle St Unit 2020 Charlotte, NC	3.0	2.5	1232	$2,000	$1.62	24d	1	0.62mi
3016 Colfax St Charlotte, NC	3.0	1.0	1066	$1,495	$1.40	17d	1	0.79mi
2737 Celia Ave Charlotte, NC	4.0	2.0	1796	$2,800	$1.56	18d	1	0.95mi
2227 Celia Ave Charlotte, NC	3.0	2.0	1236	$2,000	$1.62	10d	1	0.97mi
517 N Linwood Ave Charlotte, NC	3.0	2.0	1154	$1,973	$1.71	17d	1	1.02mi
3221 Lasalle St Charlotte, NC	3.0	2.0	1110	$1,773	$1.60	24d	1	1.06mi
309 Centre St Charlotte, NC	3.0	2.5	1579	$1,895	$1.20	24d	1	1.07mi
3219 Braden Dr Charlotte, NC	3.0	2.5	1620	$1,855	$1.15	17d	1	1.07mi
1806 Vinton St Charlotte, NC	3.0	1.0	1110	$1,750	$1.58	24d	1	1.09mi
3239 Braden Dr Charlotte, NC	4.0	2.0	1308	$1,800	$1.38	22d	1	1.11mi
4164 Canyon Creek Ln Charlotte, NC	3.0	2.0	1221	$1,880	$1.54	24d	1	1.13mi
2508 Booker Ave Charlotte, NC	3.0	2.0	1183	$1,995	$1.69	14d	1	1.16mi
2507 Booker Ave Charlotte, NC	4.0	2.5	1664	$2,250	$1.35	24d	1	1.19mi
314 Clarence St Unit 2 Charlotte, NC	4.0	2.0	1330	$1,495	$1.12	24d	1	1.24mi
314 Clarence St Charlotte, NC	2.0–4.0	1.5–2.0	1160	$1,295	$1.12	21d	2	1.24mi
314 Clarence St Unit 3913-8 Charlotte, NC	3.0	1.5	1170	$1,325	$1.13	24d	1	1.24mi
412 Bent Leaf Ct Charlotte, NC	3.0	2.5	1300	$1,789	$1.38	8d	1	1.24mi
1840 Juniper Dr Charlotte, NC	4.0	2.5	1930	$2,150	$1.11	17d	1	1.26mi
5044 Downhaul Dr Charlotte, NC	4.0	2.5	2128	$2,500	$1.17	17d	1	1.30mi
120 Honeywood Ave Charlotte, NC	4.0	2.5	1400	$1,699	$1.21	24d	1	1.32mi
1917 Butterfly Ln Charlotte, NC	3.0	2.0	1579	$1,750	$1.11	24d	1	1.32mi
142 Mattoon St Charlotte, NC	3.0	3.5	1846	$2,800	$1.52	14d	1	1.38mi
3311 Rozzelles Ferry Rd Unit 104 Charlotte, NC	3.0	2.0	1160	$1,601	$1.38	5d	1	1.38mi
144 Mattoon St Charlotte, NC	3.0	3.5	1846	$2,700	$1.46	14d	1	1.38mi
144 Mattoon St Charlotte, NC	3.0	3.5	1846	$2,700	$1.46	14d	1	1.38mi
2409 Fathom Way Charlotte, NC	3.0	2.5	1565	$1,699	$1.09	24d	1	1.38mi
3121 Coquina Ln Charlotte, NC	3.0	3.5	1621	$1,995	$1.23	8d	1	1.39mi
3610 Bardot Dr Charlotte, NC	3.0	1.5	1142	$1,735	$1.52	5d	1	1.39mi
3131 Coquina Ln Charlotte, NC	3.0	3.5	1632	$2,090	$1.28	8d	1	1.39mi
3131 Coquina Ln Unit 1 Charlotte, NC	3.0	3.5	1632	$2,090	$1.28	5d	1	1.39mi
2841 Statesville Ave Charlotte, NC	3.0	3.5	1957	$2,250	$1.15	24d	1	1.40mi
156 Mattoon St Charlotte, NC	3.0	3.5	1944	$2,700	$1.39	24d	1	1.40mi
212 Mattoon St Charlotte, NC	3.0	3.5	1832	$2,525	$1.38	22d	1	1.41mi
2635 W Trade St Charlotte, NC	3.0–4.0	3.5	1723	$2,425	$1.41	8d	6	1.42mi
8036 Lanyard Ter Charlotte, NC	3.0	2.5	1591	$1,900	$1.19	12d	1	1.42mi
8036 Lanyard Ter Unit 1 Charlotte, NC	3.0	2.0	1568	$1,900	$1.21	11d	1	1.42mi
637 Ethridge Pl Charlotte, NC	3.0	3.5	1572	$2,096	$1.33	2d	15	1.44mi
4139 Walking Ridge Rd Charlotte, NC	3.0	2.5	1617	$2,300	$1.42	24d	1	1.45mi
415 Cemetery St Charlotte, NC	4.0	2.0	1714	$2,800	$1.63	24d	1	1.49mi

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-05-03
   historical Active Under Contract
3. 2026-04-21
   listed $199,900 Active

ⓘ 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: $2,107 · $176/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 26% 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: $25,153
• − Mortgage interest: −$11,198
• − Property taxes: −$2,107
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$5,815
• Taxable income: $1,009
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $3,943/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): 57,507
• Household income: $65,795
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 3184.0

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 0.58)
• Race & ethnicity: Black 60% White 20% Hispanic / Latino 12% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 2% Other Indo-European 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: ▼ -130.17%
• Current HPI: 278.6861
• Rent YoY: ▲ 2.08%
• 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

3 events — show timeline

• 2026-05-20 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-05-03 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-21 Listed $199,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $2,107 · +2.2% YoY. Source: county tax records.