3600 Corbett St · Charlotte, NC 28208

$97,800

3 bd · None ba · 1,102 sqft · SingleFamily · 17 Days on market

Built 1938

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime vacant lot opportunity in growing West Charlotte. Located at 3600 Corbett St, Charlotte, NC 28208, this property offers strong potential for new construction or investment. Convenient access to Wilkinson Blvd, Uptown Charlotte, I-85, and Charlotte Douglas Airport. Surrounded by ongoing redevelopment and newer homes, this lot is ideal for builders, investors, or buyers looking to build in an appreciating area. Utilities available nearby. Quiet residential street with easy access to shopping, dining, and major highways. Great opportunity to secure land in one of Charlotte & acirc; & euro; & trade; s rapidly developing corridors

Key facts

• Built 1938
• Listed 17 days

Tags

• VACANT LOT OPPORTUNITY
• UTILITIES AVAILABLE NEARBY
• QUIET RESIDENTIAL STREET
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Home design: Built in 1938
• Construction: Original construction from 1938
• Exterior features: Located in the Westerly Hills subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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 (+1.5%/yr); 349 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); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/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 $676 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $98k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $96,333 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.77% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.01%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $305,254
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3615 Kempton Pl	0.15mi	3/1.0	1,140 (+3%)	9mo	$345,000	$303	80
2243 Ashley Rd	0.33mi	3/1.0	1,148 (+4%)	6mo	$330,000	$287	73
4021 Paisley Pl	0.28mi	3/1.0	1,183 (+7%)	12mo	$339,000	$287	64
3512 Carlyle Dr	0.26mi	3/1.0	975 (-12%)	12mo	$300,000	$308	59
2409 Thornton Rd	0.41mi	4/1.0 (+1)	1,169 (+6%)	11mo	$197,000	$169	57
2701 Sonora Ln	0.46mi	3/1.0	950 (-14%)	2mo	$235,000	$247	54
2416 Carrington Ct	0.63mi	2/1.0 (-1)	1,055 (-4%)	8mo	$190,000	$180	52
2501 Thornton Rd	0.42mi	3/1.0	950 (-14%)	8mo	$260,000	$274	50
2410 Carrington Ct	0.63mi	3/2.0	985 (-11%)	4mo	$255,000	$259	50
2600 Alleghany St	0.57mi	3/2.0	1,002 (-9%)	11mo	$335,500	$335	49
2812 Alleghany St	0.63mi	3/1.0	992 (-10%)	7mo	$275,000	$277	48
4408 Pebblebrook Dr	0.65mi	3/1.0	952 (-14%)	14mo	$205,000	$215	35

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.08×
• Total profit: $29,489
• Equity at exit: $14,582

10-year hold

• IRR: 33.2%
• Equity multiple: 3.81×
• Total profit: $76,952
• Equity at exit: $8,456

Cash invested: $27,384 (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 28208

• Home prices YoY: -33.4%
• Rents YoY: 1.5%
• Active inventory: 349
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$513
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $753

Break-even live

Break-even rent $780

Max offer price $97,800

Occupancy floor 52%

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: $24,450
• Closing costs: $2,934
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Deherradora Ave Charlotte, NC	4.0	2.0	1015	$2,100	$2.07	23d	1	0.16mi
3500 Blessing St Charlotte, NC	2.0	2.0	1042	$1,050	$1.01	7d	1	0.23mi
1910 Bromwich Rd Unit A Charlotte, NC	3.0	2.0	1268	$1,950	$1.54	16d	1	0.36mi
2515 Thornton Rd Charlotte, NC	2.0	2.0	935	$1,795	$1.92	17d	1	0.40mi
2715 Sonora Ln Charlotte, NC	3.0	1.0	950	$1,900	$2.00	23d	1	0.42mi
2607 Thornton Rd Charlotte, NC	3.0	1.0	950	$1,300	$1.37	2d	1	0.43mi
3201 Dublin Rd Charlotte, NC	2.0	1.0	1050	$1,600	$1.52	23d	1	0.44mi
2322 Belfast Dr Charlotte, NC	3.0	1.0	1260	$1,375	$1.09	7d	1	0.46mi
2620 Thornton Rd Charlotte, NC	3.0	1.0	989	$1,595	$1.61	4d	1	0.47mi
1901 Ashley Rd Charlotte, NC	2.0	1.0	750	$1,330	$1.77	7d	1	0.52mi
4201 Carlyle Dr Charlotte, NC	3.0	1.0	1080	$1,310	$1.21	23d	1	0.52mi
3251 Dannelly Towns Aly Charlotte, NC	3.0	3.5	1500	$2,150	$1.43	7d	1	0.57mi
5025 Taggart Springs Way Charlotte, NC	1.0–3.0	1.0–2.0	1087	$1,593	$1.46	2d	22	0.61mi
5025 Taggart Springs Way Charlotte, NC	1.0–3.0	1.0–2.0	1087	$1,593	$1.46	23d	1	0.61mi
3017 Minnesota Rd Charlotte, NC	2.0	1.0	725	$1,100	$1.52	23d	1	0.65mi
2811 Marlowe Ave Charlotte, NC	1.0–3.0	1.0	820	$1,525	$1.86	1d	23	0.71mi
2019 Highland St Charlotte, NC	3.0	2.0	1100	$2,100	$1.91	7d	1	0.82mi
2425 Kingspark Dr Charlotte, NC	2.0	1.0	757	$1,099	$1.45	23d	6	0.92mi
2143 Camp Greene St Charlotte, NC	2.0	1.0	1020	$1,800	$1.76	23d	1	0.93mi
3021 Seymour Dr Charlotte, NC	4.0	2.0	1280	$1,685	$1.32	16d	1	0.95mi
1936 Garibaldi Ave Charlotte, NC	2.0	1.0	884	$1,690	$1.91	11d	1	0.96mi
2429 Marlowe Ave Charlotte, NC	3.0	2.0	1384	$2,100	$1.52	23d	1	1.04mi
4915 Magnasco Ln Charlotte, NC	3.0	2.0	1440	$1,789	$1.24	16d	1	1.10mi
2721 Columbus Cir Charlotte, NC	2.0	1.0	750	$1,125	$1.50	23d	1	1.11mi
2717 Columbus Cir Charlotte, NC	2.0	1.0	750	$1,095	$1.46	23d	1	1.11mi
2429 Remount Rd Charlotte, NC	3.0	2.0	1500	$2,350	$1.57	23d	1	1.11mi
1601 Dewberry Ter Charlotte, NC	3.0–4.0	1.0–1.5	1100	$1,349	$1.23	3d	11	1.17mi
2805 McCombs St Charlotte, NC	2.0	1.0	884	$1,700	$1.92	17d	1	1.18mi
2220 Berryhill Rd Charlotte, NC	2.0	1.0–2.0	825	$2,365	$2.86	2d	82	1.18mi
2405 Greenland Ave Charlotte, NC	3.0	1.0	1203	$1,800	$1.50	4d	1	1.20mi
2930 Tacoma St Charlotte, NC	1.0–3.0	1.0–2.0	997	$1,625	$1.63	23d	1	1.21mi
2423 Shad Ct Charlotte, NC	4.0	2.0	1488	$1,919	$1.29	2d	1	1.22mi
1831 J Julian Ln Charlotte, NC	2.0	2.0	968	$1,575	$1.63	4d	1	1.23mi
2314 Berryhill Rd Charlotte, NC	2.0	1.0–2.5	989	$2,474	$2.50	1d	20	1.23mi
1840 J Julian Ln Unit A Charlotte, NC	2.0	2.0	968	$1,425	$1.47	16d	1	1.26mi
3216 Credenza Rd Charlotte, NC	4.0	2.0	1343	$1,900	$1.41	4d	1	1.27mi
1832 J Julian Ln Unit D Charlotte, NC	2.0	2.0	972	$1,299	$1.34	14d	1	1.28mi
1416 Effingham Rd Charlotte, NC	2.0	1.0	945	$1,595	$1.69	16d	1	1.28mi
4929 Arborwood Dr Charlotte, NC	1.0–2.0	1.0–1.5	916	$1,388	$1.52	1d	21	1.30mi
1701 West Blvd Unit V3 Charlotte, NC	2.0	1.5	765	$1,323	$1.73	23d	1	1.31mi

Listing history 10 events

1. 2026-06-16
   days on market $97,800 Active 17 DOM
2. 2026-06-15
   days on market $97,800 Active 16 DOM
3. 2026-06-13
   days on market $97,800 Active 14 DOM
4. 2026-06-10
   days on market $97,800 Active 10 DOM
5. 2026-06-07
   days on market $97,800 Active 8 DOM
6. 2026-06-04
   days on marketlisting id $97,800 Active 5 DOM
7. 2026-06-03
   days on market $97,800 Active 4 DOM
8. 2026-06-02
   days on market $97,800 Active 3 DOM
9. 2026-06-02
   days on market $97,800 Active 2 DOM
10. 2026-05-31
    listing id $97,800 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: $750 · $62/mo
• Projected year-2 tax: $802 · $67/mo
• Expected delta: +$52/yr (+$4/mo · 6.9%)

ⓘ 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: $20,801
• − Mortgage interest: −$5,478
• − Property taxes: −$750
• − Insurance: −$489
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$2,845
• Taxable income: $7,910
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $7,141/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): 40,197
• Household income: $55,431
• Rent vs Own: 60.6% rent · 39.4% own
• Severe rent burden: 2368.0

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 0.57)
• Race & ethnicity: Black 61% White 16% Hispanic / Latino 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 12% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -162.76%
• Current HPI: 324.3642
• Rent YoY: ▲ 1.47%
• 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

+276.2% since first listed

2 events — show timeline

• 2026-05-30 Listed $97,800 FSBO.com
• 1992-08-01 Sold (Public Records) $26,000 Public Records

Property tax history

+25.4%/yr

Latest (2025): $750 · +1.3% YoY. Source: county tax records.