7915 Oak Meadow Ct · Charlotte, NC 28210

$155,000

2 bd · 1.5 ba · 1,060 sqft · Condo · 9 Days on market

Built 1973 Good condition

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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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Set in Quail Run, this end-unit 2BR/2.5BA condo offers an easy two-story layout with comfortable living space, updated vinyl plank flooring, and a main level designed for everyday function. The entry opens to a spacious living room that flows into the dining area and kitchen, where white cabinetry, electric range, dishwasher, microwave, pantry storage, and a nearby laundry room keep things practical. A main-level powder room adds convenience, while both bedrooms are tucked upstairs with two full baths for added separation. Out back, enjoy a fenced private patio with utility/storage space, plus lawn maintenance and in-ground irrigation. A smart opportunity in Charlotte with 1,060 heated sq.

Key facts

• Fenced private patio
• In-ground irrigation
• Built 1973

Tags

• FENCED PRIVATE PATIO
• UTILITY STORAGE SPACE
• IN-GROUND IRRIGATION

Property features AI

Finance

• HOA & community: Mandatory HOA (Cedar Management)

Exterior

• Parking: Open parking space (1) in parking lot; Parking space(s) available
• Security: Smoke detector(s)
• Utilities: City water; Public sewer; Cable available; Wired internet available
• Home design: Residential condominium; Site-built construction; Two levels; Accessibility: two or more access exits
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; In-ground irrigation; Lawn maintenance; Back yard fence (privacy, wood); End unit

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Pantry
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (upper); 1 half bathroom (main)
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Open floorplan; Pantry; Insulated windows; 7 total rooms; Entry level: 1
• Laundry & utility: Washer and dryer included; Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $44 ($529/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (8.9% below list).
• Recommended offer: $141k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Sterling Elementary (math 11% / reading 13%, grade F, #1,373 of 1,410 statewide, top 98%, 695 students, 100% FRL); Quail Hollow Middle (math 24% / reading 30%, grade F, #374 of 475 statewide, top 80%, 1,144 students, 49% FRL); South Mecklenburg High School (math 71% / reading 66%, grade B, #134 of 535 statewide, top 25%, 3,344 students, 36% FRL).
• Market conditions: Rents soft (-1.0%/yr); 242 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• This rent is only 17% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

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 $141,170 (8.9% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-26,425
• Equity at exit: $23,111

10-year hold

• IRR: -17.1%
• Equity multiple: 0.19×
• Total profit: $-35,298
• Equity at exit: $13,402

Cash invested: $43,400 (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 28210

• Rents YoY: -1.0%
• Active inventory: 242
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $44

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $151	-5% $98	+0% $44	+5% $-9	+10% $-63
Rent	-10% $-67	-5% $-12	+0% $44	+5% $100	+10% $156
Rate	-1.0pp $122	-0.5pp $83	base $44	+0.5pp $4	+1.0pp $-37

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 Meadowlark Ln #40 Charlotte, NC	1.0	1.0	758	$950	$1.25	18d	1	0.03mi
7903 Oak Meadow Ct #2 Charlotte, NC	2.0	1.5	1048	$1,600	$1.53	19d	1	0.06mi
7961 Shady Oak Trl Unit 65 Charlotte, NC	2.0	1.5	1050	$1,175	$1.12	25d	1	0.09mi
7961 Unit 63 Shady Oak Trl Charlotte, NC	2.0	2.0	1048	$1,175	$1.12	25d	1	0.13mi
2123 El Verano Cir Charlotte, NC	1.0–2.0	1.0	787	$1,520	$1.93	6d	10	0.13mi
2015 Countrymens Ct #53 Charlotte, NC	1.0	1.0	758	$1,100	$1.45	25d	1	0.18mi
2010 Countrymens Ct #65 Charlotte, NC	1.0	1.0	738	$950	$1.29	25d	1	0.18mi
1909 Harvest Ln Charlotte, NC	2.0	2.0	1000	$1,495	$1.50	0d	1	0.23mi
2021 Harvest Ln Charlotte, NC	1.0	1.0	758	$1,200	$1.58	25d	1	0.23mi
7808 Andover Woods Dr Charlotte, NC	1.0–2.0	1.0–2.0	916	$1,495	$1.63	0d	32	0.26mi
1911 Smoke Ridge Ct #5 Charlotte, NC	2.0	1.5	1000	$1,550	$1.55	25d	1	0.27mi
8000 Waterford Lakes Dr Charlotte, NC	1.0–3.0	1.0–2.0	915	$1,385	$1.51	0d	94	0.29mi
7600 Antlers Ln Charlotte, NC	3.0	1.0–2.0	854	$1,387	$1.62	0d	39	0.34mi
1937 Sharon Rd W Charlotte, NC	1.0–2.0	1.0–2.0	800	$1,199	$1.50	25d	1	0.35mi
8625 Winter Oaks Ln Charlotte, NC	1.0–3.0	1.0–2.0	977	$1,486	$1.52	0d	84	0.46mi
7561 Quail Meadow Ln Charlotte, NC	2.0	2.0–2.5	1109	$1,542	$1.39	0d	8	0.50mi
1357 Sharon Rd W Charlotte, NC	2.0–3.0	1.5–2.0	1117	$1,535	$1.37	3d	6	0.53mi
8418 Knights Bridge Rd Charlotte, NC	3.0	2.5	1424	$2,000	$1.40	25d	1	0.56mi
8200 Riverbirch Dr Charlotte, NC	1.0–3.0	1.0–2.0	1048	$1,310	$1.25	0d	27	0.59mi
8539 Sharonbrook Dr Charlotte, NC	3.0	2.0	1215	$2,216	$1.82	15d	1	0.62mi
1600 Village Brook Dr Charlotte, NC	1.0–2.0	1.0–2.0	709	$1,247	$1.76	0d	11	0.65mi
1226 Bexton St Charlotte, NC	3.0	1.0–2.0	1001	$1,796	$1.79	0d	19	0.67mi
7202 Meeting St Charlotte, NC	2.0	2.5	1146	$1,950	$1.70	25d	1	0.83mi
7113 Rockcliff Ct Charlotte, NC	3.0	1.5	1162	$2,100	$1.81	18d	1	0.84mi
2553 Stockbridge Dr Charlotte, NC	2.0	2.0	1182	$1,650	$1.40	25d	1	0.87mi
12509 Crown Park Ct Charlotte, NC	1.0–3.0	1.0–2.0	1050	$1,658	$1.58	0d	26	0.88mi
1500 Starbrook Dr Charlotte, NC	3.0	2.0	1166	$2,500	$2.14	9d	1	0.95mi
2739 Von Thuringer Ct Charlotte, NC	3.0	2.5	1318	$2,000	$1.52	9d	1	1.02mi
2321 Longleaf Dr Charlotte, NC	1.0	1.0	1374	$700	$0.51	18d	1	1.04mi
9056 Arborgate Dr Charlotte, NC	1.0–2.0	1.0–2.0	786	$1,499	$1.91	5d	1	1.10mi
8130 Kings Creek Dr Charlotte, NC	3.0	2.0	1348	$1,995	$1.48	23d	1	1.18mi
8030 Sycamore Creek Dr Charlotte, NC	2.0	2.0	917	$1,575	$1.72	25d	1	1.19mi
6720 Woodstream Dr Charlotte, NC	2.0	1.0	900	$1,300	$1.44	25d	1	1.21mi
9131 Glisson Ct Charlotte, NC	3.0	2.0	1441	$2,995	$2.08	25d	1	1.30mi
8508 Lodge South Cir Charlotte, NC	3.0	1.0–2.0	897	$1,494	$1.66	0d	17	1.30mi
9105 Kings Canyon Dr Charlotte, NC	2.0	2.5	1350	$1,800	$1.33	6d	1	1.33mi
1015 Deep Rock Cir Charlotte, NC	1.0	1.0	775	$1,163	$1.50	25d	1	1.35mi
8825 Mont Carmel Ln Charlotte, NC	1.0–2.0	1.0–2.0	916	$1,450	$1.58	25d	2	1.36mi
6518 Carsdale Pl Charlotte, NC	3.0	1.0	1170	$2,150	$1.84	25d	1	1.36mi
9215 Kings Canyon Dr Charlotte, NC	2.0	2.0	998	$2,690	$2.70	25d	1	1.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $155,000 Active 9 DOM
2. 2026-06-18
   days on market $155,000 Active 6 DOM
3. 2026-06-17
   days on market $155,000 Active 5 DOM
4. 2026-06-16
   days on market $155,000 Active 4 DOM
5. 2026-06-15
   days on market $155,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $155,000 Active 1 DOM

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

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 ≥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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,940
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,509
• Taxable loss: −$2,062
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $1,024/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 · 12 photos

Good 80/100 Cosmetic rehab

This end-unit townhouse in Charlotte is in good condition with a good rehab level, requiring minimal repairs and maintenance. Updates to the exterior, landscaping, and interior could significantly increase its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and irrigation — Improves curb appeal and maintenance
• Both New flooring — Freshens the interior and adds value
• Both New kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and irrigation — Improves curb appeal and maintenance ↑
• Both New flooring — Freshens the interior and adds value ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 47,359
• Household income: $100,824
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2363.0

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: White 60% Hispanic / Latino 20% Two or more races 13% Black 12% Asian 3%
• Hispanic origin (detail): Mexican 5% Dominican 1%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 19% · Canada, Jamaica, Guatemala
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -521.35%
• Current HPI: 316.6779
• Rent YoY: ▼ -1.00%
• 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

• 2026-06-12 Listed $155,000 CANOPYMLS as Distributed by MLS Grid