2634 Coretha Ct · Charlotte, NC 28216

$268,990

3 bd · 2.5 ba · 1,577 sqft · Townhouse · 9 Days on market

Built 2026 Good condition 1,306 sqft lot Garage $171/sqft · 11% below area Est $303k · 11% under $155/mo HOA · 7% 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).

• ARV discount +12.5/15.0
• Cash flow +8.1/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• DSCR +2.1/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

New building release offering a to be built, 3 story Juniper townhome in the tree lined Sunset Creek community, minutes from Uptown Charlotte with convenient access to major highways, shopping, and dining. The entry level includes a flex room and front entry 1 car garage. Main level features an open concept kitchen with stainless steel appliances, living, and dining areas. Upper level offers a primary suite with walk in closet and en suite bath, plus two additional bedrooms and a full bath. HOA includes trash and recycling, lawn care, dog park, and playground. Washer, dryer, refrigerator, and blinds included. Buyer may select interior options.

Key facts

• Dog park
• Open concept kitchen
• Walk in closet

Tags

• OPEN CONCEPT KITCHEN
• WALK IN CLOSET
• EN SUITE BATH
• DOG PARK
• PLAYGROUND

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (17.7% below list).
• Recommended offer: $221k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.2% 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: Oakdale Elementary (math 7% / reading 15%, grade F, #1,378 of 1,410 statewide, top 98%, 462 students, 99% FRL); Ranson Middle (math 12% / reading 18%, grade F, #459 of 475 statewide, top 97%, 817 students, 100% FRL); West Charlotte High School (math 33% / reading 34%, grade F, #436 of 535 statewide, top 82%, 1,538 students, 100% FRL) — zoned schools average 100% FRL vs 49% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 44% district-wide (-24 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 (+2.1%/yr); 791 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 89d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent runs 40% 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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $221,288 (17.7% 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: 0.82% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 10.1

CMA / ARV

• ARV (median comp): $302,825
• List price: $268,990
• Delta: -11.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2608 Coretha Ct	0.03mi	3/2.5	1,576 (-0%)	10mo	$291,590	$185	91
2604 Coretha Ct	0.03mi	3/2.5	1,567 (-1%)	10mo	$308,970	$197	89
2159 Primm Farms Dr Unit C	0.05mi	3/2.5	1,689 (+7%)	16mo	$310,345	$184	72
1805 Woodlands Pointe Dr	0.09mi	3/2.5	1,681 (+7%)	19mo	$323,365	$192	69
2124 Primm Farms Dr Unit E	0.09mi	3/2.5	1,695 (+8%)	18mo	$331,405	$196	68
2170 Primm Farms Dr Unit D	0.08mi	3/3.0	1,689 (+7%)	18mo	$322,000	$191	67
2132 Primm Farms Dr	0.08mi	3/2.5	1,717 (+9%)	18mo	$304,990	$178	66
1809 Woodlands Pointe Dr	0.10mi	3/3.0	1,717 (+9%)	18mo	$312,450	$182	63
2113 Gemway Dr	0.64mi	3/2.5	1,567 (-1%)	18mo	$310,000	$198	54
2109 Gemway Dr	0.63mi	3/2.5	1,567 (-1%)	18mo	$300,000	$191	54
2117 Gemway Dr	0.64mi	3/2.5	1,567 (-1%)	18mo	$310,000	$198	54
2105 Gemway Dr	0.63mi	3/2.5	1,567 (-1%)	20mo	$325,000	$207	53

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: -24.5%
• Equity multiple: 0.17×
• Total profit: $-62,415
• Equity at exit: $40,107

10-year hold

• IRR: -23.0%
• Equity multiple: -0.11×
• Total profit: $-83,799
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 3 under contract
• Months of supply: 168.0 mo (1%/mo absorbed)
• Median asking: $281,990 ($178/sqft)
• Median days on market: 50 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28216

• Home prices YoY: -31.8%
• Rents YoY: 2.1%
• Active inventory: 791
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$155
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-266

Break-even live

Break-even rent $2,549

Max offer price $230,535

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-173	+0% $-266	+5% $-359	+10% $-452
Rent	-10% $-441	-5% $-353	+0% $-266	+5% $-178	+10% $-91
Rate	-1.0pp $-130	-0.5pp $-197	base $-266	+0.5pp $-335	+1.0pp $-406

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2129 Primm Farms Dr Charlotte, NC	3.0	2.5	1681	$2,190	$1.30	133d	1	0.05mi
2159 Primm Farms Dr Charlotte, NC	3.0	2.5	1689	$1,999	$1.18	103d	1	0.05mi
1514 Gutter Branch Dr Charlotte, NC	4.0	2.5	1660	$2,299	$1.38	88d	1	0.11mi
3110 McCauley Meadows Dr Charlotte, NC	3.0	2.5	1681	$2,200	$1.31	53d	1	0.15mi
1918 Southwind Dr Charlotte, NC	3.0	2.5	1807	$1,950	$1.08	0d	1	0.17mi
3424 Ann Franklin Ct Charlotte, NC	3.0	2.0	1622	$1,919	$1.18	88d	1	0.26mi
6207 Day Lilly Ln Charlotte, NC	3.0	2.5	1440	$1,760	$1.22	109d	1	0.30mi
1711 Southwind Dr Charlotte, NC	3.0	2.5	1344	$1,749	$1.30	2d	1	0.32mi
1405 Summer Coach Dr Charlotte, NC	3.0	2.5	1568	$1,915	$1.22	139d	1	0.38mi
6328 Day Lilly Ln Charlotte, NC	4.0	2.5	2070	$1,500	$0.72	29d	1	0.42mi
6335 Day Lilly Ln Charlotte, NC	3.0	2.5	1737	$1,980	$1.14	112d	1	0.43mi
2113 Gemway Dr Charlotte, NC	3.0	2.5	1567	$1,860	$1.19	133d	1	0.62mi
2324 Oakdale Creek Ln Charlotte, NC	4.0	2.5	2106	$2,449	$1.16	2d	1	0.64mi
6648 Rustic View Ct Charlotte, NC	4.0	2.5	2172	$2,155	$0.99	0d	1	0.64mi
2208 Shalimar Dr Charlotte, NC	3.0	2.0	1161	$1,700	$1.46	27d	1	0.68mi
2423 Sunset Oaks Dr Charlotte, NC	4.0	2.5	2100	$2,200	$1.05	164d	1	0.68mi
6801 Woodland Cir Charlotte, NC	3.0	2.0	1765	$2,200	$1.25	10d	1	0.69mi
3920 Oakdale Rd Unit 1466115P Charlotte, NC	4.0	2.5	1883	$3,996	$2.12	139d	1	0.74mi
6319 Elliott Dr Charlotte, NC	4.0	3.0	2250	$1,899	$0.84	101d	1	0.74mi
6432 Woodland Cir Charlotte, NC	3.0	1.5	1500	$2,100	$1.40	88d	1	0.74mi
2027 Swan Dr Charlotte, NC	3.0	2.5	1500	$2,524	$1.68	0d	13	0.76mi
6805 Fawn View Dr Charlotte, NC	4.0	2.5	1862	$2,065	$1.11	101d	1	0.77mi
2405 Liberton Ct Charlotte, NC	3.0	2.5	1800	$1,920	$1.07	3d	1	0.79mi
2417 Liberton Ct Charlotte, NC	3.0	2.5	1880	$1,960	$1.04	2d	1	0.79mi
2417 Liberton Ct Charlotte, NC	3.0	2.5	1880	$2,120	$1.13	13d	1	0.79mi
1529 Braveheart Ln Charlotte, NC	3.0	2.0	1304	$1,820	$1.40	6d	1	0.81mi
1525 Braveheart Ln Charlotte, NC	3.0	2.5	1350	$1,550	$1.15	3d	1	0.81mi
1517 Braveheart Ln Charlotte, NC	4.0	2.5	1545	$2,005	$1.30	29d	1	0.82mi
1517 Braveheart Ln Charlotte, NC	4.0	2.5	1545	$2,005	$1.30	10d	1	0.82mi
5842 Brookfield Pointe Dr Charlotte, NC	3.0	3.0	1919	$1,815	$0.95	112d	1	0.82mi
1018 Fairway Green Ln Charlotte, NC	3.0–4.0	2.5–3.5	1886	$2,415	$1.28	0d	16	0.82mi
2408 Gemway Dr Charlotte, NC	3.0	1.5	1615	$1,900	$1.18	88d	1	0.84mi
1518 Braveheart Ln Charlotte, NC	3.0	2.5	1209	$1,790	$1.48	148d	1	0.84mi
4122 Bunker Dr Unit 1466112P Charlotte, NC	4.0	2.5	1883	$3,775	$2.00	143d	1	0.86mi
4118 Bunker Dr Unit 1367336P Charlotte, NC	4.0	2.5	1883	$3,453	$1.83	144d	1	0.86mi
4106 Bunker Dr Unit 1323445P Charlotte, NC	4.0	2.5	1883	$3,740	$1.99	145d	1	0.87mi
3121 Banyan Bottom Ln Unit 1367333P Charlotte, NC	4.0	2.5	1883	$4,190	$2.23	143d	1	0.88mi
4016 Bunker Dr Unit 1367338P Charlotte, NC	4.0	2.5	1883	$3,795	$2.02	148d	1	0.88mi
4016 Bunker Dr Unit 1466113P Charlotte, NC	4.0	2.5	1883	$3,645	$1.94	139d	1	0.88mi
3105 Banyan Bottom Ln Unit 1323446P Charlotte, NC	4.0	2.5	1883	$3,870	$2.06	143d	1	0.88mi

Property features AI

Finance

• Other: Lot included with propertySmall lot (~0.03 acres)
• HOA & community: Mandatory HOA with monthly feeHOA fee charged monthly (amount disclosed)Community sidewalks and street lightsPets allowedAssociation subject to architectural review

Exterior

• Parking: Attached garage with garage door opener, faces frontDriveway parkingMain-level garage (1 garage space)
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: City waterPublic sewerCable availableUnderground utilities and power lines
• Home design: Residential townhouseThree levelsProposed new constructionJuniper model by Ryan HomesProperty faces unspecified directionZoning: MX-2
• Construction: Site-built constructionStone veneer and vinyl exteriorSlab foundationNew construction expected completion around 2026-09-15
• Exterior features: Front porchPatioLawn maintenance providedPrivate maintained roadConcrete/paved road access

Interior

• Kitchen: DishwasherDisposalElectric ovenElectric rangeMicrowavePlumbed for ice makerExhaust fan
• Bedrooms: Three bedrooms on the upper levelWalk-in closet(s) in one upper bedroomWalk-in closet(s) in one lower-level room
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms (upper level)One half bathroom (main level)
• Heating & cooling: Electric heatingCentral airHeat pumpZoned cooling/heating
• Interior features: Open floorplanKitchen islandAttic pull-down stairsStorageWalk-in closetsInsulated windows11 total roomsSlab entry level
• Laundry & utility: Washer/Dryer (included)Washer hookupElectric dryer hookupLaundry closetLaundry located on upper levelInside laundry

HOA detail $155/mo · $1,860/yr

• Likely covers: trashlandscaping

Listing history 1 events

1. 2026-05-17
   listed $268,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,555
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − HOA: −$1,860
• − Depreciation: −$7,825
• Taxable loss: −$7,827
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $-1,311/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $7,885–$23,655 screening

This well-maintained townhouse in Sunset Creek offers a good condition with modern finishes and a good curb appeal. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can enhance convenience and add value to the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Oakdale Elementary F NC #1,378/1,410 Nat'l #38,478/41,679 Middle Ranson Middle F NC #459/475 Nat'l #12,634/14,009 High West Charlotte High School F NC #436/535 Nat'l #10,191/17,239

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

B Composite livability gradescore 78/100

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 · 1,305,740 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: 14% of renters

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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%

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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%
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 2% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Other: Lot included with propertySmall lot (~0.03 acres)
• HOA & community: Mandatory HOA with monthly feeHOA fee charged monthly (amount disclosed)Community sidewalks and street lightsPets allowedAssociation subject to architectural review

Exterior

• Parking: Attached garage with garage door opener, faces frontDriveway parkingMain-level garage (1 garage space)
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: City waterPublic sewerCable availableUnderground utilities and power lines
• Home design: Residential townhouseThree levelsProposed new constructionJuniper model by Ryan HomesProperty faces unspecified directionZoning: MX-2
• Construction: Site-built constructionStone veneer and vinyl exteriorSlab foundationNew construction expected completion around 2026-09-15
• Exterior features: Front porchPatioLawn maintenance providedPrivate maintained roadConcrete/paved road access

Interior

• Kitchen: DishwasherDisposalElectric ovenElectric rangeMicrowavePlumbed for ice makerExhaust fan
• Bedrooms: Three bedrooms on the upper levelWalk-in closet(s) in one upper bedroomWalk-in closet(s) in one lower-level room
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms (upper level)One half bathroom (main level)
• Heating & cooling: Electric heatingCentral airHeat pumpZoned cooling/heating
• Interior features: Open floorplanKitchen islandAttic pull-down stairsStorageWalk-in closetsInsulated windows11 total roomsSlab entry level
• Laundry & utility: Washer/Dryer (included)Washer hookupElectric dryer hookupLaundry closetLaundry located on upper levelInside laundry

Price history

+99.3% since first listed

3 events — show timeline

• 2026-06-17 Sold (Public Records) $536,000 Public Records
• 2026-05-26 Price Changed $276,965 CANOPYMLS as Distributed by MLS Grid
• 2026-05-17 Listed $268,990 CANOPYMLS as Distributed by MLS Grid