0 Starnes Randall Rd · Charlotte, NC 28215

$268,990

3 bd · 2.5 ba · 1,629 sqft · Townhouse · 6 Days on market

Built 2026 2,613 sqft lot Est $329k · 18% under $141/mo HOA · 7% of rent ↓ 20% since listing

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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 +10.8/30.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come tour this beautiful to-be-built home! This two-story townhome features 3 bedrooms, 2.5 bathrooms, a 1-car garage, and a duplex-style design that creates the perfect end-unit feel. This thoughtfully designed open-concept floorplan offers both comfort and functionality. A wide foyer entry welcomes you into the spacious family room, kitchen, and dining area, creating an ideal space for entertaining and everyday living. The kitchen includes a variety of optional upgrades, such as upgraded countertops, additional lighting, a tile backsplash, and enhanced flooring selections. The home comes standard with rich dark 30-inch cabinets, with options available to upgrade the cabinet style, size, and color to match your personal taste. The spacious owner’s suite is privately tucked away and features an owner’s bath with optional upgrades including dual vanities and a large walk-in shower in lieu of the standard tub/shower combination. Upstairs, you’ll also find two additional bedrooms, a full bathroom, and a conveniently located laundry room. Relax on the covered front porch or enjoy the unlimited nearby attractions, shopping, and dining options. We look forward to meeting you soon! Please contact our New Home Specialist for additional information Terrance Walker 704-719-6496 / [email protected] or Miquel Carter 804-381-1429 [email protected].

Key facts

• Duplex style design
• Wide foyer entry
• To be built home

Tags

• TO BE BUILT HOME
• DUPLEX STYLE DESIGN
• OPEN CONCEPT FLOORPLAN
• WIDE FOYER ENTRY
• SPACIOUS FAMILY ROOM
• KITCHEN WITH UPGRADES

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Mandatory HOA (Cusick Company); HOA fee approximately $141.67 monthly

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detectors; Carbon monoxide detector(s)
• Utilities: City water; Public sewer; Cable available
• Home design: Townhouse (Duplex/duet); Two levels; Entry level: main; Proposed/new construction
• Construction: Site-built construction; Vinyl exterior; Slab foundation; New construction (builder: Smith Douglas Homes, model: Suwanee); Proposed completion around 2026-09-30
• Exterior features: Covered patio/porch; Cleared lot

Interior

• Kitchen: Electric cooktop; Electric oven; Kitchen island
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Pull-down attic stairs; Kitchen island
• Laundry & utility: Upper-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $269k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (23.4% below list).
• Recommended offer: $206k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: J. H. Gunn Elementary (math 22% / reading 23%, grade F, #1,175 of 1,410 statewide, top 84%, 623 students, 100% FRL); Albemarle Road Middle (math 21% / reading 31%, grade F, #385 of 475 statewide, top 81%, 918 students, 100% FRL); Rocky River High School (math 31% / reading 35%, grade F, #438 of 535 statewide, top 82%, 1,643 students, 52% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-17 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 rising (+1.8%/yr); 566 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 35% of the median local income ($71k/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 $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,085 (23.4% 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: 0.77% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $329,058
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9715 Misenheimer Rd	0.56mi	3/2.5	1,562 (-4%)	4mo	$319,990	$205	64
7132 Somerford Rd	0.39mi	3/2.5	1,558 (-4%)	15mo	$310,000	$199	62
7216 Somerford Rd	0.41mi	3/2.5	1,549 (-5%)	13mo	$310,000	$200	62
10036 Brittondale Ln	0.44mi	3/2.5	1,551 (-5%)	12mo	$299,000	$193	61
10002 Brittondale Ln	0.47mi	3/2.5	1,549 (-5%)	12mo	$300,000	$194	60
7217 Somerford Rd	0.43mi	3/2.5	1,527 (-6%)	14mo	$315,000	$206	58
8101 Alderton Ln	0.46mi	3/2.5	1,560 (-4%)	17mo	$315,000	$202	57
9709 Misenheimer Rd Unit 3B	0.54mi	3/2.5	1,500 (-8%)	10mo	$320,000	$213	53
9713 Misenheimer Rd Unit 4A	0.55mi	3/2.5	1,500 (-8%)	10mo	$320,000	$213	53
8033 Alderton Ln	0.46mi	3/2.5	1,529 (-6%)	21mo	$310,000	$203	51
7500 Gwynne Hill Rd	0.39mi	4/2.5 (+1)	1,869 (+15%)	4mo	$349,500	$187	48
8337 Washoe Pine Ln	0.71mi	2/2.5 (-1)	1,545 (-5%)	9mo	$229,000	$148	46

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 · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-53,863
• Equity at exit: $40,107

10-year hold

• IRR: -17.0%
• Equity multiple: 0.11×
• Total profit: $-67,129
• Equity at exit: $23,257

Cash invested: $75,317 (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 28215

• Rents YoY: 1.8%
• Active inventory: 566
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$112
• HOA: −$141
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-121

Break-even live

Break-even rent $2,214

Max offer price $247,638

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-45	+0% $-121	+5% $-197	+10% $-273
Rent	-10% $-284	-5% $-202	+0% $-121	+5% $-39	+10% $42
Rate	-1.0pp $15	-0.5pp $-52	base $-121	+0.5pp $-191	+1.0pp $-261

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: $67,248
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9529 Blue Knoll Ct Charlotte, NC	3.0	2.5	1841	$1,950	$1.06	18d	1	0.27mi
9512 Blue Knoll Ct Charlotte, NC	4.0	2.5	2180	$2,115	$0.97	23d	1	0.31mi
9006 Evans Woods Dr Charlotte, NC	4.0	2.5	2106	$2,180	$1.04	0d	1	0.42mi
7213 Somerford Rd Charlotte, NC	3.0	2.5	1500	$1,675	$1.12	4d	1	0.46mi
8037 Alderton Ln Charlotte, NC	3.0	2.5	1551	$2,073	$1.34	25d	1	0.49mi
7129 Finnigan Rd Charlotte, NC	3.0	2.5	1994	$2,250	$1.13	21d	1	0.50mi
7129 Finnigan Rd Charlotte, NC	3.0	3.0	1994	$2,250	$1.13	25d	1	0.50mi
9859 Spring Ridge Ln Charlotte, NC	3.0	2.0	1456	$1,549	$1.06	12d	1	0.54mi
9619 Littleleaf Dr Charlotte, NC	2.0	2.5	1244	$1,695	$1.36	25d	1	0.56mi
8219 Gabon Ct Charlotte, NC	3.0	2.5	1630	$2,100	$1.29	18d	1	0.60mi
8267 Carob Tree Ln Charlotte, NC	3.0	2.0	1600	$1,750	$1.09	9d	1	0.70mi
1649 Nia Rd Charlotte, NC	3.0	2.0	1268	$900	$0.71	25d	1	0.72mi
1305 Nia Rd Unit 1 Charlotte, NC	3.0	2.5	2025	$2,300	$1.14	5d	1	0.78mi
1620 Nia Rd Charlotte, NC	4.0	2.5	1800	$2,250	$1.25	25d	1	0.79mi
1620 Nia Rd Charlotte, NC	4.0	2.5	1800	$2,250	$1.25	16d	1	0.79mi
10522 Salamander Ct Charlotte, NC	3.0	2.0	1210	$1,880	$1.55	9d	1	0.84mi
1337 Nia Rd Charlotte, NC	3.0	2.5	2025	$2,200	$1.09	9d	1	0.84mi
1408 Nia Rd Charlotte, NC	4.0	2.5	1800	$2,150	$1.19	25d	1	0.90mi
1408 Nia Rd Charlotte, NC	4.0	2.5	1800	$2,150	$1.19	0d	1	0.90mi
8707 Balsam Bay Rd Charlotte, NC	3.0	2.5	1856	$2,120	$1.14	9d	1	1.01mi
8731 Purple Thistle Ln Charlotte, NC	3.0	2.0	1359	$1,250	$0.92	18d	1	1.05mi
8731 Purple Thistle Ln Charlotte, NC	3.0	2.0	1359	$1,200	$0.88	0d	1	1.05mi
9223 Shackleford Ter Charlotte, NC	3.0	1.5	1224	$1,669	$1.36	18d	1	1.17mi
6525 Harrisburg Rd Charlotte, NC	3.0	2.0	1662	$2,000	$1.20	25d	1	1.23mi
9740 Veronica Dr Charlotte, NC	3.0	2.0	1220	$2,000	$1.64	12d	1	1.25mi
9231 Atlas Cedar Dr Charlotte, NC	3.0	2.5	1908	$2,155	$1.13	16d	1	1.27mi
12009 Lemmond Farm Dr Charlotte, NC	1.0–3.0	1.0–2.0	1051	$1,928	$1.83	18d	8	1.28mi
12009 Lemmond Farm Dr Charlotte, NC	3.0	2.0	1364	$1,832	$1.34	12d	1	1.28mi
12009 Lemmond Farm Dr Charlotte, NC	1.0–3.0	1.0–2.0	1051	$2,008	$1.91	0d	12	1.28mi
5545 Elsinore Pl Charlotte, NC	4.0	2.5	1642	$2,350	$1.43	25d	1	1.29mi
2224 Goldwood Dr Charlotte, NC	2.0	2.0	1180	$1,900	$1.61	12d	1	1.35mi
6314 Harrisburg Rd Charlotte, NC	3.0	2.0	1806	$1,995	$1.10	25d	1	1.36mi
5748 Timbertop Ln Charlotte, NC	3.0	2.5	1980	$1,500	$0.76	0d	1	1.39mi
6300 Dwightware Blvd Charlotte, NC	3.0	1.5	1589	$1,695	$1.07	25d	1	1.42mi
11822 Stewarts Crossing Dr Charlotte, NC	3.0	2.0	1400	$1,800	$1.29	25d	1	1.42mi
11619 Stewarts Crossing Dr Charlotte, NC	3.0	2.5	1581	$1,905	$1.20	0d	1	1.43mi
5921 Falstaff Dr Charlotte, NC	3.0	2.0	1325	$1,900	$1.43	25d	1	1.44mi
9518 Hamel St Charlotte, NC	4.0	2.5	1841	$2,425	$1.32	25d	1	1.48mi

HOA detail

• Monthly dues: $141 · $1,692/yr

Listing history 8 events

1. 2026-06-03
   days on market $268,990 Active 6 DOM
2. 2026-06-02
   pricedays on marketlisting id $268,990 Active 5 DOM
3. 2026-06-01
   days on market $258,990 Active 4 DOM
4. 2026-05-31
   pricedays on marketlisting id $258,990 Active 3 DOM
5. 2026-05-28
   listed $269,990 Active 1404-char remark

   Show marketing remark (1404 chars)

   Come tour this beautiful to-be-built home! This two-story townhome features 3 bedrooms, 2.5 bathrooms, a 1-car garage, and a duplex-style design that creates the perfect end-unit feel. This thoughtfully designed open-concept floorplan offers both comfort and functionality. A wide foyer entry welcomes you into the spacious family room, kitchen, and dining area, creating an ideal space for entertaining and everyday living. The kitchen includes a variety of optional upgrades, such as upgraded countertops, additional lighting, a tile backsplash, and enhanced flooring selections. The home comes standard with rich dark 30-inch cabinets, with options available to upgrade the cabinet style, size, and color to match your personal taste. The spacious owner’s suite is privately tucked away and features an owner’s bath with optional upgrades including dual vanities and a large walk-in shower in lieu of the standard tub/shower combination. Upstairs, you’ll also find two additional bedrooms, a full bathroom, and a conveniently located laundry room. Relax on the covered front porch or enjoy the unlimited nearby attractions, shopping, and dining options. We look forward to meeting you soon! Please contact our New Home Specialist for additional information Terrance Walker 704-719-6496 / [email protected] or Miquel Carter 804-381-1429 [email protected].

6. 2026-05-28
   listed $279,990 Active

   Show marketing remark (1404 chars)

   Come tour this beautiful to-be-built home! This two-story townhome features 3 bedrooms, 2.5 bathrooms, a 1-car garage, and a duplex-style design that creates the perfect end-unit feel. This thoughtfully designed open-concept floorplan offers both comfort and functionality. A wide foyer entry welcomes you into the spacious family room, kitchen, and dining area, creating an ideal space for entertaining and everyday living. The kitchen includes a variety of optional upgrades, such as upgraded countertops, additional lighting, a tile backsplash, and enhanced flooring selections. The home comes standard with rich dark 30-inch cabinets, with options available to upgrade the cabinet style, size, and color to match your personal taste. The spacious owner’s suite is privately tucked away and features an owner’s bath with optional upgrades including dual vanities and a large walk-in shower in lieu of the standard tub/shower combination. Upstairs, you’ll also find two additional bedrooms, a full bathroom, and a conveniently located laundry room. Relax on the covered front porch or enjoy the unlimited nearby attractions, shopping, and dining options. We look forward to meeting you soon! Please contact our New Home Specialist for additional information Terrance Walker 704-719-6496 / [email protected] or Miquel Carter 804-381-1429 [email protected].

7. 2024-11-15
   soldstatus $6,305,000
8. 2024-03-01
   soldstatus $350,000

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$1,183/yr (+$99/mo · 115.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 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: $24,730
• − Mortgage interest: −$15,068
• − Property taxes: −$1,023
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$1,692
• − Depreciation: −$7,825
• Taxable loss: −$6,179
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $33/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): 66,674
• Household income: $71,162
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1952.0

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 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 23% White 21% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 19% French/Haitian/Cajun 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: ▼ -201.15%
• Current HPI: 286.5413
• Rent YoY: ▲ 1.76%
• 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

-20.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $279,990 CANOPYMLS as Distributed by MLS Grid
• 2026-05-28 Listed $269,990 CANOPYMLS as Distributed by MLS Grid
• 2024-11-15 Sold (Public Records) $6,305,000 Public Records
• 2024-03-01 Sold (Public Records) $350,000 Public Records

Property tax history

+4.0%/yr

Latest (2024): $1,023 · +3.2% YoY. Source: county tax records.