8337 Reedy Creek Rd · Charlotte, NC 28215

$199,900

3 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 117 Days on market

Built 1967 10,018 sqft lot Est $333k · 40% under ↓ 27% since listing

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Why this score? — see what drove the C+ 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• 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

Investor Special - house is not in ready-to-live-in condition: This fabulous, updated ranch is perfectly situated just minutes from I-485, offering both convenience and tranquility. Step inside to discover a thoughtfully updated interior featuring a blend of stylish tile and warm wood flooring throughout. The kitchen shines with crisp white cabinetry, a modern white tile backsplash, and ample counter space—ideal for cooking and entertaining. Enjoy the serene, wooded backyard from your expansive deck, perfect for relaxing or hosting gatherings in a peaceful natural setting. Don't miss the chance to own this charming, updated home in a prime location! No functioning Well or Septic. Buye

Key facts

• Wooded backyard
• Updated ranch
• Prime location

Tags

• UPDATED RANCH
• WOODED BACKYARD
• EXPANSIVE DECK
• PRIME LOCATION

Property features AI

Finance

• Other: Zoning: N1-A
• HOA & community: No HOA

Exterior

• Parking: Driveway parking; 3 open parking spaces
• Security: Carbon monoxide detector(s)
• Utilities: Water source: Other (see remarks); Sewer: Other (see remarks)
• Home design: Single-family residential property; One story
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation; Built as a single-level home
• Exterior features: Deck; Porch; Lot dimensions approximately 80 x 132 x 80 x 119; Publicly maintained road access; Road surfaces include concrete, dirt, and paved

Interior

• Kitchen: Disposal; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms (on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic with pull-down stairs; 10 total rooms
• Laundry & utility: Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Reedy Creek Elementary (math 25% / reading 34%, grade F, #975 of 1,410 statewide, top 71%, 1,007 students, 54% FRL); Northridge Middle (math 23% / reading 35%, grade F, #350 of 475 statewide, top 74%, 1,088 students, 58% FRL); Rocky River High School (math 31% / reading 35%, grade F, #438 of 535 statewide, top 82%, 1,643 students, 52% FRL).
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 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; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 117 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.02% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $333,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8705 Brookstead Dr	0.56mi	3/2.5	1,622 (-2%)	3mo	$270,000	$166	67
11331 Mendora Dr	0.72mi	3/2.0	1,732 (+5%)	0mo	$405,000	$234	58
11539 Gelding Dr	0.37mi	3/2.5	1,826 (+11%)	6mo	$375,000	$205	58
8601 Findon Pl	0.51mi	3/2.0	1,500 (-9%)	7mo	$300,000	$200	55
10915 Northgate Trail Dr	0.43mi	3/2.5	1,863 (+13%)	2mo	$360,000	$193	55
8523 Boxford Ct	0.53mi	3/2.0	1,450 (-12%)	2mo	$330,000	$228	54
7625 Nicolette Ct	0.54mi	3/2.5	1,820 (+10%)	4mo	$368,000	$202	52
8636 Warwick Crest Ln	0.60mi	3/2.0	1,459 (-12%)	1mo	$315,000	$216	52
8927 Little Hampton Pl	0.70mi	4/2.5 (+1)	1,729 (+5%)	5mo	$310,000	$179	49
7633 Nicolette Ct	0.52mi	3/2.5	1,862 (+13%)	7mo	$350,000	$188	46
8904 Daventry Pl	0.64mi	3/1.5	1,477 (-10%)	8mo	$275,000	$186	44
9032 Little Hampton Pl	0.75mi	3/2.5	1,472 (-11%)	2mo	$301,999	$205	43

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-15,889
• Equity at exit: $29,806

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $546
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $299

Break-even live

Break-even rent $1,668

Max offer price $199,900

Occupancy floor 80%

Sensitivity live

Price	-10% $412	-5% $355	+0% $299	+5% $242	+10% $186
Rent	-10% $137	-5% $218	+0% $299	+5% $380	+10% $461
Rate	-1.0pp $400	-0.5pp $350	base $299	+0.5pp $247	+1.0pp $194

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10640 Greatford Ct Charlotte, NC	3.0	2.5	1400	$1,055	$0.75	23d	1	0.25mi
10636 Greatford Ct Charlotte, NC	3.0	2.5	1245	$1,695	$1.36	9d	1	0.26mi
10631 Coulport Ln Charlotte, NC	3.0	2.5	1678	$2,295	$1.37	17d	1	0.27mi
8733 Sam Dee Rd Charlotte, NC	3.0	2.0	1524	$1,965	$1.29	0d	1	0.35mi
8721 Kirkley Glen Ln Charlotte, NC	3.0	2.5	1680	$1,995	$1.19	0d	1	0.42mi
5020 James Bradley Lee Way Charlotte, NC	2.0	2.0	1173	$1,929	$1.64	4d	1	0.44mi
5020 James Bradley Lee Way Charlotte, NC	2.0	2.0	1409	$2,208	$1.57	25d	1	0.44mi
7901 Saddleview Ct Charlotte, NC	3.0	2.5	1710	$4,800	$2.81	25d	1	0.50mi
8306 Hornwood Ct Charlotte, NC	3.0	2.5	1829	$2,200	$1.20	23d	1	0.51mi
8303 Hornwood Ct Charlotte, NC	3.0	2.0	1436	$1,925	$1.34	19d	1	0.54mi
8701 Brookstead Dr Charlotte, NC	3.0	2.0	1294	$1,849	$1.43	4d	1	0.57mi
7826 Cafferty Cir Charlotte, NC	3.0	2.5	1958	$1,985	$1.01	9d	1	0.57mi
8237 Hornwood Ct Charlotte, NC	3.0	2.0	1200	$1,795	$1.50	25d	1	0.57mi
10218 Ridgewell Ct Charlotte, NC	3.0	2.5	2085	$1,950	$0.94	17d	1	0.65mi
10342 Battle Ct Charlotte, NC	3.0	2.0	1256	$1,775	$1.41	4d	1	0.69mi
10334 Creswell Ct Charlotte, NC	3.0	2.0	1257	$1,879	$1.49	0d	1	0.82mi
9929 Brawley Ln Charlotte, NC	3.0	2.0	2025	$2,155	$1.06	6d	1	1.05mi
6713 Reedy Creek Rd Charlotte, NC	4.0	2.5	2100	$2,275	$1.08	9d	1	1.06mi
7027 Passeres Ct Charlotte, NC	3.0	2.0	1626	$1,940	$1.19	6d	1	1.06mi
10339 Gold Pan Rd Charlotte, NC	3.0	2.5	1370	$1,858	$1.36	17d	1	1.07mi
7917 Shiny Meadow Ln Charlotte, NC	3.0	2.0	1289	$1,995	$1.55	6d	1	1.10mi
6800 Brancusi Ct Charlotte, NC	3.0	2.5	1832	$2,179	$1.19	4d	1	1.21mi
5748 Timbertop Ln Charlotte, NC	3.0	2.5	1980	$1,500	$0.76	0d	1	1.23mi
2224 Goldwood Dr Charlotte, NC	2.0	2.0	1180	$1,900	$1.61	12d	1	1.28mi
11210 Isthmus Ct Charlotte, NC	4.0	2.5	2036	$2,160	$1.06	17d	1	1.31mi
10809 Gold Pan Rd Charlotte, NC	4.0	2.5	1864	$2,214	$1.19	25d	1	1.32mi
9819 Aventide Ln Charlotte, NC	3.0	2.5	1816	$2,295	$1.26	25d	1	1.35mi
9518 Hamel St Charlotte, NC	4.0	2.5	1841	$2,425	$1.32	25d	1	1.40mi
12205 Hamilton Jones Dr Charlotte, NC	4.0	2.5	1978	$2,180	$1.10	0d	1	1.45mi
9740 Veronica Dr Charlotte, NC	3.0	2.0	1220	$2,000	$1.64	12d	1	1.48mi
9626 Rothman Ln Charlotte, NC	3.0	2.5	2080	$2,249	$1.08	0d	1	1.48mi
9415 Bradstreet Commons Way Charlotte, NC	3.0	2.5	1541	$1,969	$1.28	3d	1	1.50mi
11822 Stewarts Crossing Dr Charlotte, NC	3.0	2.0	1400	$1,800	$1.29	25d	1	1.50mi

Listing history 16 events

1. 2026-06-16
   days on market $199,900 Active 117 DOM
2. 2026-06-15
   days on market $199,900 Active 116 DOM
3. 2026-06-13
   days on market $199,900 Active 114 DOM
4. 2026-06-10
   days on market $199,900 Active 110 DOM
5. 2026-06-08
   days on market $199,900 Active 109 DOM
6. 2026-06-07
   days on market $199,900 Active 108 DOM
7. 2026-06-04
   days on market $199,900 Active 105 DOM
8. 2026-06-03
   days on market $199,900 Active 104 DOM
9. 2026-06-02
   days on market $199,900 Active 103 DOM
10. 2026-06-02
    days on market $199,900 Active 102 DOM
11. 2026-05-31
    days on market $199,900 Active 101 DOM
12. 2026-03-14
    price $199,900
13. 2026-02-19
    listed $209,900 Active
14. 2025-12-20
    price $249,900
15. 2025-11-19
    price $260,500
16. 2025-10-07
    listed $275,000 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: $2,236 · $186/mo
• Projected year-2 tax: $2,236 · $186/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,559
• − Mortgage interest: −$11,198
• − Property taxes: −$2,236
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$5,815
• Taxable income: $381
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $3,495/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

• 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

-27.3% since first listed

5 events — show timeline

• 2026-03-14 Price Changed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-19 Listed $209,900 CANOPYMLS as Distributed by MLS Grid
• 2025-12-20 Price Changed $249,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $260,500 CANOPYMLS as Distributed by MLS Grid
• 2025-10-07 Listed $275,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+9461.1%/yr

Latest (2025): $2,236 · +9461.1% YoY. Source: county tax records.