835 Old Charlotte Rd SW · Concord, NC 28027

$210,000

3 bd · 2.0 ba · 1,261 sqft · SingleFamily public records · 11 Days on market

Built 1900 0.26 ac lot Est $299k · 30% 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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +4.7/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER HAS ACCEPTED AN OFFER. WAITING ON PAPERWORK TO BE FINALIZED!!!Amazing home only a few minutes away from downtown Concord! come and make this one your new abode before it goes! HUGE FENCED back yard for entertaining, lots of parking with an oversized paved area and a 2 car carport. Inside the home you will find new hardwood floors though the main areas, new carpet in the bedrooms, tile in the bathrooms, new fixtures and fresh paint inside and out. Please book your appointment now, call or text the listing agent.

Key facts

• 0.26 acre lot
• Built 1900
• Listed 10 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Parking spaces (no attached main-level garage)
• Utilities: City water; Public sewer; Electric service
• Home design: Single-family residential home; One level
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation; Built as one-story
• Exterior features: Asphalt-paved, publicly maintained road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: 8 total rooms; Fireplace
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $70 ($835/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 $185k (11.7% below list).
• Recommended offer: $185k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.3% in Concord — 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 81/100 on livability (#18 in NC, #1,595 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Cabarrus County Schools (rural): math 54% / reading 55% proficiency, ranked #44 of 178 in NC (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wolf Meadow Elementary (math 27% / reading 28%, grade F, #1,028 of 1,410 statewide, top 73%, 494 students, 99% FRL); C C Griffin Middle (math 42% / reading 46%, grade D, #176 of 475 statewide, top 38%, 959 students, 56% FRL); Central Cabarrus High (math 64% / reading 58%, grade C+, #202 of 535 statewide, top 39%, 1,305 students, 55% FRL) — zoned schools average 70% FRL vs 36% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 524 active listings in the ZIP; 18 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; 2,485 units permitted in Cabarrus County in 2024 (677 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.
• Cabarrus County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% 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 $185,341 (11.7% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $298,857
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Highland Ave SW	0.20mi	3/1.5	1,286 (+2%)	1mo	$270,000	$210	84
782 Chalice St SW	0.28mi	3/2.0	1,225 (-3%)	4mo	$318,000	$260	79
84 Highland Ave SW	0.33mi	3/2.0	1,320 (+5%)	1mo	$315,000	$239	76
82 Highland Ave SW	0.32mi	3/2.0	1,320 (+5%)	3mo	$313,000	$237	75
438 Union Cemetery Rd SW	0.28mi	2/2.0 (-1)	1,163 (-8%)	0mo	$299,900	$258	69
640 Union Cemetery Rd	0.24mi	3/2.0	1,400 (+11%)	3mo	$346,000	$247	68
64 Robinson Dr SW	0.28mi	2/2.0 (-1)	1,161 (-8%)	3mo	$255,000	$220	66
585 Love St SW	0.46mi	2/2.0 (-1)	1,359 (+8%)	1mo	$295,650	$218	60
368 Office Dr SW	0.53mi	3/2.0	1,362 (+8%)	3mo	$280,000	$206	60
791 Chalice St SW	0.32mi	2/1.0 (-1)	1,119 (-11%)	1mo	$252,400	$226	56
664 Jackson Ter SW	0.64mi	2/1.0 (-1)	1,213 (-4%)	5mo	$185,000	$153	50
2872 Signal Ct SW	0.71mi	3/2.0	1,078 (-14%)	2mo	$260,000	$241	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-35,033
• Equity at exit: $31,312

10-year hold

• IRR: -16.0%
• Equity multiple: 0.22×
• Total profit: $-45,815
• Equity at exit: $18,157

Cash invested: $58,800 (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 28027

• Rents YoY: -0.2%
• Active inventory: 524
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $70

Break-even live

Break-even rent $1,765

Max offer price $210,000

Occupancy floor 91%

Sensitivity live

Price	-10% $189	-5% $129	+0% $70	+5% $10	+10% $-49
Rent	-10% $-77	-5% $-4	+0% $70	+5% $143	+10% $216
Rate	-1.0pp $175	-0.5pp $123	base $70	+0.5pp $15	+1.0pp $-40

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Splicewood Dr SW Concord, NC	3.0	2.0	1144	$1,683	$1.47	4d	1	0.11mi
975 Old Charlotte Rd Concord, NC	4.0	2.0	1500	$1,900	$1.27	25d	1	0.35mi
100 Concord Chase Cir SW Concord, NC	2.0–3.0	1.0–2.0	972	$1,517	$1.56	25d	1	0.47mi
219 Green Dr SW Concord, NC	3.0	2.0	1278	$1,900	$1.49	6d	1	0.49mi
219 Green Dr SW Concord, NC	3.0	2.0	1278	$1,900	$1.49	5d	1	0.49mi
2873 Signal Ct SW Concord, NC	3.0	2.5	1425	$1,883	$1.32	14d	1	0.69mi
529 Pullman St SW Concord, NC	3.0	2.0	1255	$1,799	$1.43	14d	1	0.73mi
100 Hickory Grove Dr SW Concord, NC	3.0	2.0	1700	$1,750	$1.03	25d	1	0.78mi
299 Brunting Ln SW Concord, NC	3.0	1.0	1059	$1,500	$1.42	25d	4	0.78mi
502 Amhurst St SW #001 Concord, NC	3.0	2.5	1830	$2,300	$1.26	25d	1	0.82mi
441 First Turn Ct SW Concord, NC	3.0	2.5	1308	$1,715	$1.31	0d	1	0.93mi
129 Tarrymore Ln SW Concord, NC	1.0–3.0	1.0–1.5	1012	$1,800	$1.78	25d	1	0.93mi
6 Meadowview Ave SW Concord, NC	3.0	2.0	1176	$1,750	$1.49	14d	1	0.96mi
3043 Talledaga Ln SW Concord, NC	4.0	2.0	1546	$2,000	$1.29	25d	1	1.02mi
3088 Rockingham Ln SW Concord, NC	3.0	2.5	1495	$1,850	$1.24	18d	1	1.05mi
337 Pecan Ct SW Concord, NC	3.0	2.0	1254	$1,610	$1.28	14d	1	1.14mi
379 Schad Ct SW Concord, NC	3.0	2.5	1556	$2,000	$1.29	13d	1	1.14mi
161 Glenwood Dr SW Unit 1 Concord, NC	3.0	2.0	1318	$1,910	$1.45	0d	1	1.36mi

Listing history 16 events

1. 2026-06-09
   days on market $210,000 Active 11 DOM
2. 2026-06-08
   pricedays on market $210,000 Active 10 DOM
3. 2026-06-07
   days on market $225,000 Active 9 DOM
4. 2026-06-04
   days on market $225,000 Active 6 DOM
5. 2026-06-03
   days on market $225,000 Active 5 DOM
6. 2026-06-02
   days on market $225,000 Active 4 DOM
7. 2026-06-01
   days on market $225,000 Active 3 DOM
8. 2026-05-31
   days on market $225,000 Active 2 DOM
9. 2026-05-11
   historical $225,000
10. 2020-12-30
    soldstatus $184,500 Closed 524-char remark

    Show marketing remark (524 chars)

    SELLER HAS ACCEPTED AN OFFER. WAITING ON PAPERWORK TO BE FINALIZED!!!Amazing home only a few minutes away from downtown Concord! come and make this one your new abode before it goes! HUGE FENCED back yard for entertaining, lots of parking with an oversized paved area and a 2 car carport. Inside the home you will find new hardwood floors though the main areas, new carpet in the bedrooms, tile in the bathrooms, new fixtures and fresh paint inside and out. Please book your appointment now, call or text the listing agent.

11. 2020-12-03
    status Pending 524-char remark

    Show marketing remark (524 chars)

    SELLER HAS ACCEPTED AN OFFER. WAITING ON PAPERWORK TO BE FINALIZED!!!Amazing home only a few minutes away from downtown Concord! come and make this one your new abode before it goes! HUGE FENCED back yard for entertaining, lots of parking with an oversized paved area and a 2 car carport. Inside the home you will find new hardwood floors though the main areas, new carpet in the bedrooms, tile in the bathrooms, new fixtures and fresh paint inside and out. Please book your appointment now, call or text the listing agent.

12. 2020-11-23
    price $184,500 524-char remark

    Show marketing remark (524 chars)

    SELLER HAS ACCEPTED AN OFFER. WAITING ON PAPERWORK TO BE FINALIZED!!!Amazing home only a few minutes away from downtown Concord! come and make this one your new abode before it goes! HUGE FENCED back yard for entertaining, lots of parking with an oversized paved area and a 2 car carport. Inside the home you will find new hardwood floors though the main areas, new carpet in the bedrooms, tile in the bathrooms, new fixtures and fresh paint inside and out. Please book your appointment now, call or text the listing agent.

13. 2020-11-14
    listed $189,900 Active 524-char remark

    Show marketing remark (524 chars)

    SELLER HAS ACCEPTED AN OFFER. WAITING ON PAPERWORK TO BE FINALIZED!!!Amazing home only a few minutes away from downtown Concord! come and make this one your new abode before it goes! HUGE FENCED back yard for entertaining, lots of parking with an oversized paved area and a 2 car carport. Inside the home you will find new hardwood floors though the main areas, new carpet in the bedrooms, tile in the bathrooms, new fixtures and fresh paint inside and out. Please book your appointment now, call or text the listing agent.

14. 2020-06-22
    soldstatus $77,500
15. 2020-06-22
    soldstatus $90,000
16. 2012-05-16
    soldstatus $54,000

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $2,470 · $206/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,241
• − Mortgage interest: −$11,763
• − Property taxes: −$2,470
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$6,109
• Taxable loss: −$2,710
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $1,486/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: Cabarrus County Schools
• NCES district ID: 3700530
• Math proficiency: 54% ▲ 4.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $59,442
• Composite: 47.42/100
• National rank: #2282
• State rank: #44 of 178 in NC

Livability — Concord

• Score: 81/100
• State rank: #18
• US rank: #1595

Category grades

Amenities A- Commute F Cost of living A+ Crime A- Employment B+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Concord, NC
• County: Cabarrus County · 218,793 people
• City population: 140,106
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 81,772
• Household income: $92,219
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 1909.0

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 0.66)
• Race & ethnicity: White 53% Black 19% Hispanic / Latino 14% Two or more races 9% Asian 9%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Serbian 2% Slovak 1% Romanian 1%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 80% English-only · Spanish 11% Other Asian/Pacific 3% Other Indo-European 3%

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: ▼ -167.18%
• Current HPI: 238.3699
• Rent YoY: ▼ -0.20%
• 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

+316.7% since first listed

8 events — show timeline

• 2026-05-11 Coming Soon $225,000 CANOPYMLS as Distributed by MLS Grid
• 2020-12-30 Sold (MLS) $184,500 CANOPYMLS as Distributed by MLS Grid
• 2020-12-03 Pending — CANOPYMLS as Distributed by MLS Grid
• 2020-11-23 Price Changed $184,500 CANOPYMLS as Distributed by MLS Grid
• 2020-11-14 Listed $189,900 CANOPYMLS as Distributed by MLS Grid
• 2020-06-22 Sold (Public Records) $90,000 Public Records
• 2020-06-22 Sold (Public Records) $77,500 Public Records
• 2012-05-16 Sold (Public Records) $54,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,470 · +0.0% YoY. Source: county tax records.