141 Beaumont Ave · Kannapolis, NC 28083

$15,000

3 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 30 Days on market

Built 1933 0.33 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Location & Lifestyle - Minutes to Atrium Health Ballpark, Village Park, and downtown dining/shopping. - Quiet residential area. - Easy access to major routes for Charlotte and Concord commutes. Rare, 0.33 acre Kannapolis parcel—ready for a custom home or subdivision. Ideal for builders, investors, or homeowners seeking space and convenience. Auction offers a transparent, competitive way to purchase. Online Auction

Key facts

• 0.33 acre lot
• Built 1933
• Listed 30 days

🔨 Auction listing. The $15,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $306,306 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $-687 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.

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); 140 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 30.6% of price; built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• 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 $14,775 (1.5% 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. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.59% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.62%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $306,306
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Waco Ave	0.22mi	3/2.5	1,374 (-1%)	1mo	$295,000	$215	82
132 Kennedy Ave	0.25mi	3/2.0	1,351 (-2%)	2mo	$257,500	$191	78
2010 Samantha Dr	0.35mi	3/2.0	1,358 (-2%)	6mo	$305,000	$225	72
108 S Little Texas Rd	0.42mi	3/1.5	1,292 (-7%)	2mo	$275,000	$213	66
1406 Shepard St	0.23mi	3/2.0	1,513 (+9%)	5mo	$290,000	$192	66
309 A Oakdale Ave	0.52mi	3/2.0	1,369 (-1%)	9mo	$311,240	$227	62
1218 Martin Luther King Ave	0.45mi	3/2.0	1,496 (+8%)	6mo	$280,000	$187	57
1422 Midlake Rd	0.65mi	3/2.0	1,426 (+3%)	5mo	$315,000	$221	56
311 Jean Ave	0.42mi	3/2.0	1,270 (-8%)	8mo	$320,000	$252	56
2100 Brantley Rd	0.52mi	3/2.0	1,470 (+6%)	8mo	$339,000	$231	55
1409 Venus St	0.71mi	2/2.0 (-1)	1,224 (-12%)	2mo	$250,000	$204	37
2211 Medlin Ct	0.66mi	3/2.0	1,178 (-15%)	6mo	$264,900	$225	35

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: -34.4%
• Equity multiple: -0.11×
• Total profit: $-94,924
• Equity at exit: $45,671

10-year hold

• IRR: -49.8%
• Equity multiple: -0.69×
• Total profit: $-145,113
• Equity at exit: $26,484

Cash invested: $85,766 (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: 140
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,606
• Tax est. 1.5%: −$383 /mo · $4,595/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-687

Break-even live

Break-even rent $2,680

Max offer price $206,836

Occupancy floor —

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: $76,576
• Closing costs: $9,189
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Barbara Ann Cir Kannapolis, NC	3.0	2.0	1509	$1,899	$1.26	16d	1	0.29mi
1402 Martin Luther King Ave Unit B Kannapolis, NC	3.0	2.5	1500	$1,978	$1.32	24d	1	0.34mi
1361 Ontario Dr Kannapolis, NC	3.0	2.5	1240	$1,850	$1.49	5d	1	0.37mi
2031 Samantha Dr Kannapolis, NC	3.0	2.0	1300	$1,725	$1.33	11d	1	0.40mi
816 Fairview St Unit A Kannapolis, NC	3.0	2.5	1288	$1,750	$1.36	24d	1	0.73mi
300 Sandy Ct Kannapolis, NC	1.0–2.0	1.0	854	$1,254	$1.47	24d	1	0.74mi
1855 Lane St Kannapolis, NC	3.0	2.0	1430	$1,895	$1.33	22d	1	0.77mi
1065 Ridgeway Dr Kannapolis, NC	1.0–3.0	1.0–2.0	1003	$1,341	$1.34	24d	1	0.80mi
1017 McLain Rd Kannapolis, NC	3.0	2.0	1046	$1,600	$1.53	2d	1	0.81mi
760 Hillside St Kannapolis, NC	2.0	2.5	1008	$1,495	$1.48	12d	1	0.86mi
1847 Duke Adam St Kannapolis, NC	3.0	2.0	1428	$1,789	$1.25	5d	1	0.89mi
710 Irene Ave Unit A Kannapolis, NC	3.0	2.0	1064	$1,700	$1.60	24d	1	0.90mi
1903 Duke Adam St Kannapolis, NC	3.0	2.0	1125	$1,799	$1.60	3d	1	0.91mi
1904 Duke Adam St Kannapolis, NC	3.0	2.0	1032	$1,670	$1.62	12d	1	0.94mi
706 Hillside St Kannapolis, NC	3.0	2.0	1371	$1,545	$1.13	3d	1	0.96mi
500 Jackson Park Rd Unit 12 Kannapolis, NC	2.0	1.5	925	$1,305	$1.41	15d	1	1.08mi
1024 E 10th St Kannapolis, NC	3.0	1.5	1030	$1,595	$1.55	5d	1	1.09mi
530 Walter St Kannapolis, NC	2.0	1.5	1050	$1,350	$1.29	24d	1	1.13mi
528 Walter St Kannapolis, NC	2.0	1.5	1050	$1,350	$1.29	24d	1	1.13mi
531 Park St Kannapolis, NC	2.0	1.5	1050	$1,235	$1.18	24d	1	1.15mi
838 Anchor Way NE Kannapolis, NC	3.0	2.5	1548	$2,040	$1.32	24d	1	1.31mi
2616 Captains Watch Rd NE Kannapolis, NC	3.0	2.0	1350	$1,850	$1.37	24d	1	1.33mi
1206 Belair Ave Kannapolis, NC	3.0	2.0	1425	$1,695	$1.19	12d	1	1.37mi
103 S Ridge Ave #5 Kannapolis, NC	3.0	2.5	1100	$1,600	$1.45	24d	1	1.38mi
2220 Moose Rd Kannapolis, NC	3.0	2.5	1864	$2,290	$1.23	10d	1	1.40mi
404 S Rose Ave Kannapolis, NC	3.0	2.0	1197	$1,795	$1.50	11d	1	1.47mi
602 N Juniper Ave Kannapolis, NC	2.0	1.0	1200	$1,300	$1.08	15d	1	1.47mi
801 Desoto Ave Kannapolis, NC	2.0	1.0	1353	$1,400	$1.03	5d	1	1.48mi
200 S Main St Kannapolis, NC	2.0	1.0–2.0	880	$2,495	$2.84	2d	84	1.49mi

Listing history 2 events

1. 2025-11-11
   status Pending
2. 2025-10-12
   listed $15,000 Active

ⓘ 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 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: $21,712
• − Mortgage interest: −$17,158
• − Property taxes: −$4,595
• − Insurance: −$1,532
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$8,911
• Taxable loss: −$13,956
• Est. tax savings @ 24.0%: +$3,350
• After-tax cash flow: $-4,899/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

2 events — show timeline

• 2025-11-11 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-10-12 Listed $15,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $2,060 · +0.0% YoY. Source: county tax records.