6165 Meadow Rose Ln · Charlotte, NC 28215

$119,000

2 bd · 2.0 ba · 846 sqft · Condo public records · 47 Days on market

Built 1986 $334/mo HOA · 24% 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).

• Cash flow +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home in Charlotte! This move-in ready condo has been recently updated and is waiting for you. Step inside to discover a bright and airy open floor plan living room, flooded with natural light from large windows. This well-appointed home features two spacious bedrooms and two full bathrooms, providing both comfort and convenience. The kitchen is complete with all new appliances, making it a joy to prepare meals. This versatile property presents a fantastic opportunity, whether you're looking for a perfect owner-occupied residence or a solid investment to add to your portfolio. Don't miss your chance to own this low-maintenance gem in a convenient location.

Key facts

• Open floor plan
• Natural light
• New appliances

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHT
• NEW APPLIANCES
• LOW MAINTENANCE
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: HOA (mandatory) with monthly fee of $334.29; Community features: Outdoor pool; Pets not allowed

Exterior

• Parking: 2 open parking spaces
• Utilities: City water; Public sewer
• Home design: Residential condominium (mid-rise); One story; Slab foundation
• Construction: Site-built construction; Vinyl exterior
• Exterior features: Balcony; Lawn maintenance provided; Asphalt/paved road; publicly maintained

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); 8 total rooms; Entry level: 3
• Laundry & utility: Laundry room; Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-14 ($-168/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (2.1% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Joseph W Grier Academy (math 21% / reading 33%, grade F, #1,033 of 1,410 statewide, top 76%, 691 students, 100% 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 schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 568 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 47 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask is 8881% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $101k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $115,430 (3.0% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-21,671
• Equity at exit: $17,743

10-year hold

• IRR: -14.6%
• Equity multiple: 0.22×
• Total profit: $-26,000
• Equity at exit: $10,289

Cash invested: $33,320 (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: 568
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$624
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$50
• HOA: −$334
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-14

Break-even live

Break-even rent $1,385

Max offer price $116,530

Occupancy floor 96%

Sensitivity live

Price	-10% $53	-5% $20	+0% $-14	+5% $-48	+10% $-81
Rent	-10% $-122	-5% $-68	+0% $-14	+5% $40	+10% $94
Rate	-1.0pp $46	-0.5pp $16	base $-14	+0.5pp $-45	+1.0pp $-76

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6133 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	26d	1	0.03mi
6133 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	16d	1	0.03mi
6125 Meadow Rose Ln Charlotte, NC	2.0	2.0	918	$1,250	$1.36	24d	1	0.04mi
6158 Meadow Rose Ln Unit 1 Charlotte, NC	2.0	2.0	834	$1,200	$1.44	13d	1	0.04mi
6156 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	24d	1	0.05mi
6158 Meadow Rose Ln Charlotte, NC	2.0	2.0	834	$1,250	$1.50	13d	1	0.05mi
6164 Meadow Rose Ln Charlotte, NC	2.0	2.0	881	$1,250	$1.42	26d	1	0.06mi
6164 Meadow Rose Ln Charlotte, NC	2.0	2.0	881	$1,250	$1.42	7d	1	0.06mi
6142 Meadow Rose Ln Charlotte, NC	2.0	2.0	941	$1,225	$1.30	26d	1	0.06mi
6116 Meadow Rose Ln Charlotte, NC	1.0	1.0	956	$695	$0.73	26d	1	0.07mi
6116 Meadow Rose Ln Charlotte, NC	1.0	1.0	956	$725	$0.76	4d	1	0.07mi
7234 Rose Terrace Ct Unit 7242 Charlotte, NC	2.0	2.0	1000	$1,450	$1.45	26d	1	0.09mi
7264 Rose Terrace Ct Charlotte, NC	2.0	2.0	1000	$1,375	$1.38	7d	6	0.12mi
6017 Williams Rd Charlotte, NC	3.0	1.0–2.0	877	$1,567	$1.79	26d	1	0.21mi
4306 Tantilla Cir Charlotte, NC	2.0	1.0	777	$1,165	$1.50	26d	1	0.33mi
4540 Tantilla Cir Charlotte, NC	1.0–2.0	1.0–2.0	748	$1,350	$1.80	10d	4	0.52mi
7000 Barrington Dr Unit 2500-03 Charlotte, NC	2.0	1.5	945	$1,410	$1.49	26d	1	0.56mi
7000 Barrington Dr Charlotte, NC	1.0–3.0	1.0–1.5	997	$1,290	$1.29	1d	5	0.60mi
7000 Barrington Dr Unit 7101-05 Charlotte, NC	1.0	1.0	756	$980	$1.30	26d	1	0.61mi
7000 Barrington Dr Unit L2615-05 Charlotte, NC	1.0	1.0	756	$980	$1.30	17d	1	0.61mi
7000 Barrington Dr Unit 2500-10 Charlotte, NC	2.0	1.5	945	$1,410	$1.49	10d	1	0.61mi
7000 Barrington Dr Unit 2621-03 Charlotte, NC	1.0	1.0	756	$1,120	$1.48	26d	1	0.61mi
7000 Barrington Dr Unit 2703-08 Charlotte, NC	2.0	1.5	945	$1,160	$1.23	7d	1	0.61mi
7113 Village Green Dr Charlotte, NC	1.0–2.0	1.0	710	$1,175	$1.65	4d	8	0.64mi
4417 Sharon Chase Dr Unit A Charlotte, NC	2.0	2.0	929	$1,299	$1.40	18d	1	0.65mi
4908 Endolwood Rd Charlotte, NC	1.0–2.0	1.0–2.0	775	$1,405	$1.81	1d	26	0.66mi
6227 Windsor Gate Ln Charlotte, NC	2.0	2.0	1072	$1,600	$1.49	26d	1	0.69mi
4408 Sharon Chase Dr Charlotte, NC	1.0	1.0	992	$730	$0.74	18d	1	0.71mi
4617 Sharon Chase Dr Unit H Charlotte, NC	2.0	2.0	908	$1,395	$1.54	26d	1	0.76mi
6330 Windsor Gate Ln Charlotte, NC	2.0	1.5	924	$1,450	$1.57	26d	1	0.77mi
6332 Windsor Gate Ln Charlotte, NC	2.0	2.5	1100	$1,500	$1.36	20d	1	0.77mi
4608 Sharon Chase Dr Unit C Charlotte, NC	3.0	2.0	1062	$1,700	$1.60	18d	1	0.78mi
5625 Keyway Blvd Charlotte, NC	1.0–2.0	1.0–2.0	783	$1,360	$1.74	1d	15	0.83mi
1951 Milton Rd Charlotte, NC	1.0–2.0	1.0–1.5	682	$1,340	$1.96	4d	7	1.06mi
5100 Little Greenleaf Way Charlotte, NC	1.0–2.0	1.0–2.0	853	$1,199	$1.41	1d	1	1.08mi
6309 Montego Dr Charlotte, NC	1.0–3.0	1.0–2.0	952	$1,212	$1.27	5d	1	1.15mi
8013 Gera Emma Dr Charlotte, NC	1.0	1.0	974	$595	$0.61	26d	1	1.19mi
3932 Slagle Dr Charlotte, NC	3.0	2.0	1015	$1,800	$1.77	26d	1	1.20mi
4900 Spring Lake Dr Charlotte, NC	2.0	2.0	1053	$1,499	$1.42	15d	1	1.21mi
4811 Spring Lake Dr Unit E Charlotte, NC	2.0	2.0	1053	$1,500	$1.42	22d	1	1.22mi

HOA detail condo

• Monthly dues: $334 · $4,008/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-22
   days on market $119,000 Active 47 DOM
2. 2026-06-21
   days on market $119,000 Active 46 DOM
3. 2026-06-18
   days on market $119,000 Active 43 DOM
4. 2026-06-17
   days on market $119,000 Active 42 DOM
5. 2026-06-16
   days on market $119,000 Active 41 DOM
6. 2026-06-15
   days on market $119,000 Active 40 DOM
7. 2026-06-13
   days on market $119,000 Active 38 DOM
8. 2026-06-09
   days on market $119,000 Active 34 DOM
9. 2026-06-08
   days on market $119,000 Active 33 DOM
10. 2026-06-07
    days on market $119,000 Active 32 DOM
11. 2026-06-04
    days on market $119,000 Active 29 DOM
12. 2026-06-03
    days on market $119,000 Active 28 DOM
13. 2026-06-02
    days on market $119,000 Active 27 DOM
14. 2026-06-02
    days on market $119,000 Active 26 DOM
15. 2026-05-31
    days on market $119,000 Active 25 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: $1,038 · $86/mo
• Projected year-2 tax: $1,038 · $86/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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,407
• − Mortgage interest: −$6,666
• − Property taxes: −$1,038
• − Insurance: −$595
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − HOA: −$4,008
• − Depreciation: −$3,462
• Taxable loss: −$1,987
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $309/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): 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

-97.4% since first listed

24 events — show timeline

• 2026-05-29 Rental Removed $1,325 RentEngineListings
• 2026-05-27 Listed for Rent $1,325 RentEngineListings
• 2026-05-26 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $119,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-26 Rental Removed $1,325 CANOPYMLS
• 2026-04-15 Price Changed $1,325 CANOPYMLS
• 2026-04-02 Listed $129,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-25 Listed for Rent $1,375 CANOPYMLS
• 2026-03-25 Rental Removed $1,375 TENANTTURNER2
• 2026-03-24 Listed for Rent $1,375 TENANTTURNER2
• 2026-03-19 Rental Removed $1,550 CANOPYMLS
• 2026-03-07 Price Changed $129,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-13 Listed for Rent $1,550 CANOPYMLS
• 2026-01-12 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-22 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-11-30 Price Changed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-23 Listed $145,000 CANOPYMLS as Distributed by MLS Grid
• 2024-10-10 Listed $160,000 CANOPYMLS as Distributed by MLS Grid
• 2020-12-10 Sold (Public Records) $101,000 Public Records
• 2020-12-10 Sold (MLS) $101,000 CANOPYMLS as Distributed by MLS Grid
• 2020-11-19 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-11-16 Listed $104,900 CANOPYMLS as Distributed by MLS Grid
• 2020-10-27 Sold (Public Records) $46,000 Public Records
• 1991-08-01 Sold (Public Records) $51,400 Public Records

Property tax history

+3.4%/yr

Latest (2023): $1,038 · +64.3% YoY. Source: county tax records.