1304 Summerville Rd · Charlotte, NC 28214

$195,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 23 Days on market

Built 1948 Est $313k · 38% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * AS-IS * * * * * This property is being sold as-is. Seller will not be performing repairs or updates to the property. This 3 bd/1 bath home is being sold as is. The property sits on 0.69 Acres and is presently zoned for future development (N1-B). This is a single owner property since 1970. Main Structure is dated. Main Structure has gas, electric and water hookups. Large Garden area in rear of property has well access. Detached workshop/garage is approx 672 sq. ft, wired with full electrical and heavy duty grounded outlets for machinery. Property has been unoccupied for 12 months. Welcoming and Considering all reasonable offers. Additional informaiton available upon reques

Key facts

• Full electrical
• Detached workshop
• Well access

Tags

• 0.69 ACRES
• ZONED FOR FUTURE DEVELOPMENT
• LARGE GARDEN AREA
• WELL ACCESS
• DETACHED WORKSHOP
• FULL ELECTRICAL

Property features AI

Exterior

• Home design: Built in 1948
• Exterior features: Located in the Coulwood East subdivision

Interior

• Interior features: Living area approximately 1,272

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% 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: schools D+, 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.
• Market conditions: Rents rising (+3.4%/yr); 363 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

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 23 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $312,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 Summerville Rd	0.11mi	3/2.0	1,190 (-6%)	9mo	$315,000	$265	72
119 Winding Canyon Dr	0.49mi	3/2.0	1,291 (+2%)	10mo	$270,000	$209	62
2213 Silver Creek Rd	0.29mi	3/2.5	1,317 (+4%)	15mo	$309,185	$235	62
832 Lakehill Rd	0.47mi	3/2.0	1,344 (+6%)	8mo	$259,000	$193	58
909 Jordans Pond Ln	0.60mi	3/2.0	1,261 (-1%)	11mo	$342,500	$272	58
706 Jordans Pond Ln	0.67mi	3/2.0	1,272 (0%)	14mo	$350,000	$275	53
8035 Bristle Ln	0.59mi	3/2.0	1,211 (-5%)	12mo	$298,000	$246	50
133 Winding Canyon Dr	0.48mi	3/2.0	1,411 (+11%)	14mo	$273,500	$194	43
8027 Bristle Ln	0.58mi	3/2.0	1,144 (-10%)	12mo	$295,000	$258	42
1130 Jordans Pond Ln	0.62mi	3/2.0	1,165 (-8%)	16mo	$289,000	$248	40
938 Valley Ridge Rd	0.43mi	3/2.5	1,436 (+13%)	16mo	$324,000	$226	39
8524 Emerald Fern Way	0.72mi	3/2.5	1,414 (+11%)	10mo	$305,000	$216	33

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 · 3.35% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-12,504
• Equity at exit: $29,075

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $15,640
• Equity at exit: $16,860

Cash invested: $54,600 (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 28214

• Home prices YoY: -26.7%
• Rents YoY: 3.4%
• Active inventory: 363
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $289

Break-even live

Break-even rent $1,610

Max offer price $195,000

Occupancy floor 80%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 Valley Ridge Rd Charlotte, NC	3.0	2.5	1436	$1,820	$1.27	23d	1	0.35mi
7136 Roaming Path Ct Charlotte, NC	3.0	2.0	1643	$1,845	$1.12	7d	1	0.37mi
310 Winding Canyon Dr Charlotte, NC	3.0	2.5	1470	$1,899	$1.29	3d	1	0.46mi
635 Wilderness Trail Dr Charlotte, NC	4.0	2.5	1570	$1,795	$1.14	23d	1	0.47mi
211 Winding Canyon Dr Charlotte, NC	3.0	2.5	1488	$1,925	$1.29	3d	1	0.49mi
129 Winding Canyon Dr Charlotte, NC	4.0	2.0	1416	$1,715	$1.21	7d	1	0.51mi
7823 Montbrook Dr Charlotte, NC	3.0	2.5	1547	$1,870	$1.21	7d	1	0.52mi
1028 Jordans Pond Ln Charlotte, NC	3.0	2.5	1558	$1,905	$1.22	7d	1	0.56mi
1015 Alston Hill Dr Charlotte, NC	4.0	2.5	1560	$1,795	$1.15	23d	1	0.59mi
814 Oakshire Cir Charlotte, NC	3.0	2.0	1514	$1,775	$1.17	14d	1	0.61mi
1024 Stinson Glen Ln Charlotte, NC	3.0	2.0	1422	$1,770	$1.24	7d	1	0.63mi
1123 Alston Hill Dr Charlotte, NC	4.0	2.0	1660	$1,819	$1.10	21d	1	0.66mi
7117 Red Bud Cir Charlotte, NC	3.0	2.0	1400	$1,819	$1.30	16d	1	0.67mi
7635 Ethora Way Charlotte, NC	3.0	2.5	1573	$2,150	$1.37	5d	1	0.76mi
1224 Settlers Bridge Ct Charlotte, NC	3.0	2.0	1075	$1,799	$1.67	2d	1	0.81mi
7413 Hidden Creek Dr Charlotte, NC	4.0	2.5	1428	$1,995	$1.40	14d	1	0.86mi
6228 Cottageville Ln Charlotte, NC	3.0	2.0	970	$1,640	$1.69	23d	1	0.88mi
7145 Streator Ct Charlotte, NC	3.0	2.5	1648	$1,899	$1.15	20d	1	0.91mi
1817 Balfour Ln Charlotte, NC	3.0	2.5	1496	$1,350	$0.90	13d	1	0.99mi
6417 Sunman Rd Charlotte, NC	3.0	2.0	1224	$1,699	$1.39	23d	1	1.05mi
7010 Wandering Creek Dr Charlotte, NC	3.0	2.0	1222	$1,300	$1.06	13d	1	1.09mi
432 McGinn Grove Dr Charlotte, NC	3.0	2.5	1819	$1,995	$1.10	23d	1	1.16mi
644 Stillgreen Ln Charlotte, NC	3.0	2.0	1700	$2,230	$1.31	14d	1	1.18mi
6211 Whispering Brook Ct Charlotte, NC	3.0	2.0	1235	$1,819	$1.47	23d	1	1.19mi
6831 Sunman Rd Charlotte, NC	3.0	2.5	1664	$1,795	$1.08	23d	1	1.20mi
6831 Sunman Rd Charlotte, NC	3.0	2.5	1664	$1,795	$1.08	5d	1	1.20mi
1216 Eagle Ridge Dr Charlotte, NC	3.0	2.0	1174	$3,150	$2.68	23d	1	1.41mi
1132 Hipp Rd Charlotte, NC	3.0	2.0	1700	$1,950	$1.15	7d	1	1.41mi
935 Tom Sadler Rd Unit A Charlotte, NC	3.0	2.0	1008	$1,395	$1.38	23d	1	1.41mi
1207 Joannas Ct Charlotte, NC	4.0	2.5	1535	$1,800	$1.17	4d	1	1.42mi
1207 Joannas Ct Charlotte, NC	4.0	2.5	1535	$1,800	$1.17	16d	1	1.42mi
4604 Palm Breeze Ln Charlotte, NC	3.0	2.0	1016	$1,495	$1.47	2d	1	1.43mi
1318 Nadies Ct Charlotte, NC	3.0	2.5	1292	$1,749	$1.35	23d	1	1.45mi
1318 Nadies Ct Charlotte, NC	3.0	2.0	1292	$1,749	$1.35	20d	1	1.45mi
1227 Joannas Ct Charlotte, NC	4.0	2.0	1322	$1,825	$1.38	14d	1	1.46mi
1231 Joannas Ct Charlotte, NC	4.0	2.5	1535	$2,050	$1.34	16d	1	1.47mi
1033 Rook Rd Charlotte, NC	3.0	2.5	1476	$3,000	$2.03	7d	1	1.48mi
5194 Brooktree Dr Charlotte, NC	4.0	2.5	1426	$1,750	$1.23	11d	1	1.49mi
5176 Brooktree Dr Charlotte, NC	4.0	2.5	1506	$1,995	$1.32	23d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $195,000 Active 23 DOM
2. 2026-06-17
   pricedays on market $195,000 Active 22 DOM
3. 2026-06-16
   days on market $210,000 Active 21 DOM
4. 2026-06-15
   days on market $210,000 Active 20 DOM
5. 2026-06-13
   days on market $210,000 Active 18 DOM
6. 2026-06-10
   days on market $210,000 Active 14 DOM
7. 2026-06-07
   days on market $210,000 Active 12 DOM
8. 2026-06-04
   days on market $210,000 Active 9 DOM
9. 2026-06-03
   days on market $210,000 Active 8 DOM
10. 2026-06-02
    days on market $210,000 Active 7 DOM
11. 2026-06-02
    days on market $210,000 Active 6 DOM
12. 2026-05-31
    days on market $210,000 Active 5 DOM
13. 2026-05-26
    listed $210,000 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: $2,016 · $168/mo
• Projected year-2 tax: $2,016 · $168/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $23,711
• − Mortgage interest: −$10,923
• − Property taxes: −$2,016
• − Insurance: −$975
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$5,673
• Taxable income: $330
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $3,390/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): 43,837
• Household income: $86,447
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 671.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 40% White 30% Hispanic / Latino 18% Two or more races 9% Asian 6%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1% Dominican 1%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 15% Vietnamese 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: ▼ -100.82%
• Current HPI: 277.2903
• Rent YoY: ▲ 3.35%
• 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 $210,000 FSBO.com

Property tax history

+3.1%/yr

Latest (2025): $2,016 · +2.2% YoY. Source: county tax records.