1527 Kingston Dr · Kannapolis, NC 28083

$105,000

2 bd · 1.5 ba · 1,657 sqft · SingleFamily public records · 1 Days on market

Built 1994

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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 +3.2/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COURT ORDERED SALE - 3 BEDROOM/2 BATH BRICK HOME LOCATED AT 1527 KINGSTON DRIVE IN KANNAPOLIS, NC 28083. LISTING ENDS ON APRIL 20, 2026 AT 1PM.

Key facts

• Built 1994

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 13.0% vs local median 3.5% in Kannapolis — 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 64/100 on livability (#354 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, schools F, amenities F.
• Kannapolis City Schools (suburban): math 30% / reading 33% proficiency, ranked #141 of 178 in NC (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.1%/yr); 144 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,485 units permitted in Cabarrus County in 2024 (677 in 5+ unit buildings).
• This rent runs 32% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cabarrus County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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.
5. 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.
6. 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: 1.70% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.91%
• DSCR: 2.06
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $333,057
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2208 Brantley Rd	0.42mi	3/2.0 (+1)	1,600 (-3%)	3mo	$292,000	$183	65
1004 Heather Dr	0.67mi	2/2.5	1,638 (-1%)	8mo	$355,000	$217	56
1406 Shepard St	0.41mi	3/2.0 (+1)	1,513 (-9%)	5mo	$290,000	$192	55
2100 Brantley Rd	0.27mi	3/2.0 (+1)	1,470 (-11%)	8mo	$339,000	$231	55
506 Queens Gate Dr	0.49mi	3/2.0 (+1)	1,518 (-8%)	4mo	$311,900	$205	53
1713 Prism Pl	0.71mi	3/2.5 (+1)	1,689 (+2%)	3mo	$340,000	$201	52
1422 Midlake Rd	0.39mi	3/2.0 (+1)	1,426 (-14%)	5mo	$315,000	$221	47
252 Forest Pond Rd	0.55mi	3/2.5 (+1)	1,488 (-10%)	5mo	$275,000	$185	44
1803 Central Dr	0.64mi	3/2.0 (+1)	1,837 (+11%)	2mo	$290,000	$158	44
2124 Clear Brooke Dr	0.64mi	3/2.0 (+1)	1,478 (-11%)	2mo	$320,000	$217	43
1306 Brantley Rd	0.60mi	3/1.0 (+1)	1,484 (-10%)	9mo	$274,500	$185	40
1218 Martin Luther King Ave	0.71mi	3/2.0 (+1)	1,496 (-10%)	6mo	$280,000	$187	39

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.64×
• Total profit: $18,869
• Equity at exit: $15,656

10-year hold

• IRR: 24.1%
• Equity multiple: 3.00×
• Total profit: $58,721
• Equity at exit: $9,078

Cash invested: $29,400 (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 28083

• Rents YoY: 2.1%
• Active inventory: 144
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$551
• Tax from tax record: −$231 /mo · $2,768/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $586

Break-even live

Break-even rent $1,044

Max offer price $105,000

Occupancy floor 62%

Sensitivity live

Price	-10% $645	-5% $616	+0% $586	+5% $556	+10% $526
Rent	-10% $445	-5% $515	+0% $586	+5% $656	+10% $727
Rate	-1.0pp $639	-0.5pp $613	base $586	+0.5pp $559	+1.0pp $531

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2031 Samantha Dr Kannapolis, NC	3.0	2.0	1300	$1,725	$1.33	12d	1	0.13mi
1614 Barbara Ann Cir Kannapolis, NC	3.0	2.0	1509	$1,899	$1.26	17d	1	0.22mi
1990 Quill Ct Kannapolis, NC	3.0	2.5	1944	$2,010	$1.03	25d	1	0.48mi
1855 Lane St Kannapolis, NC	3.0	2.0	1430	$1,895	$1.33	23d	1	0.57mi
1402 Martin Luther King Ave Unit B Kannapolis, NC	3.0	2.5	1500	$1,978	$1.32	25d	1	0.58mi
1361 Ontario Dr Kannapolis, NC	3.0	2.5	1240	$1,850	$1.49	6d	1	0.61mi
2192 Mallard Pointe Dr Kannapolis, NC	3.0	2.5	2035	$1,730	$0.85	25d	1	0.75mi
1847 Duke Adam St Kannapolis, NC	3.0	2.0	1428	$1,789	$1.25	6d	1	0.99mi
816 Fairview St Unit A Kannapolis, NC	3.0	2.5	1288	$1,750	$1.36	25d	1	0.99mi
1903 Duke Adam St Kannapolis, NC	3.0	2.0	1125	$1,799	$1.60	4d	1	1.01mi
1065 Ridgeway Dr Kannapolis, NC	1.0–3.0	1.0–2.0	1003	$1,190	$1.19	25d	1	1.02mi
710 Irene Ave Unit A Kannapolis, NC	3.0	2.0	1064	$1,700	$1.60	25d	1	1.16mi
2220 Moose Rd Kannapolis, NC	3.0	2.5	1864	$2,290	$1.23	11d	1	1.16mi
706 Hillside St Kannapolis, NC	3.0	2.0	1371	$1,545	$1.13	4d	1	1.23mi
838 Anchor Way NE Kannapolis, NC	3.0	2.5	1548	$2,040	$1.32	25d	1	1.28mi
2616 Captains Watch Rd NE Kannapolis, NC	3.0	2.0	1350	$1,850	$1.37	25d	1	1.32mi
530 Walter St Kannapolis, NC	2.0	1.5	1050	$1,350	$1.29	25d	1	1.38mi
528 Walter St Kannapolis, NC	2.0	1.5	1050	$1,350	$1.29	25d	1	1.38mi
531 Park St Kannapolis, NC	2.0	1.5	1050	$1,235	$1.18	25d	1	1.41mi

Listing history 1 events

1. 2026-05-26
   listed $105,000 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: $2,768 · $231/mo
• Projected year-2 tax: $2,768 · $231/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 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,431
• − Mortgage interest: −$5,882
• − Property taxes: −$2,768
• − Insurance: −$525
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$3,055
• Taxable income: $5,773
• Est. tax owed @ 24.0%: −$1,385
• After-tax cash flow: $5,644/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: Kannapolis City Schools
• NCES district ID: 3702430
• Math proficiency: 30% ▲ 7.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $38,534
• Composite: 26.34/100
• National rank: #7237
• State rank: #141 of 178 in NC

Livability — Kannapolis

• Score: 64/100
• State rank: #354
• US rank: #14030

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D+ Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kannapolis, NC
• County: Cabarrus County · 218,793 people
• City population: 57,170
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 28,095
• Household income: $66,257
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 633.0

Population outlook (Cabarrus County) Hauer SSP2

• Today (2025): 239,273 people
• By 2030: 260,754 · +9.0%
• By 2040: 303,953 · +27.0%
• By 2050: 344,827 · +44.1%
• By 2075: 435,623 · +82.1%
• By 2100: 490,119 · +104.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 16% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 13% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Cabarrus

• 2024 margin: Lean R (+7.7) · D 45.5% · R 53.2% · Other 1.3%
• 2008→2024 swing: +10.7pp toward D · 2008: -18.4pp · 2024: -7.7pp
• All cycles: 2024: R+7.7 2020: R+9.4 2016: R+20.0 2012: R+20.2 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -318.30%
• Current HPI: 307.0675
• Rent YoY: ▲ 2.15%
• 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

1 event — show timeline

• 2026-05-26 Listed $105,000 FSBO.com

Property tax history

+3.0%/yr

Latest (2025): $2,768 · +0.0% YoY. Source: county tax records.