2320 West Blvd · Charlotte, NC 28208

$249,900

4 bd · 2.0 ba · 1,303 sqft · SingleFamily public records · 12 Days on market

Built 2003 3,920 sqft lot Est $308k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL in a rapidly growing Charlotte Location!!! Desirable location with easy access to Uptown Charlotte, Charlotte Douglas International Airport and major commuter routes. This 2 story, 4 bedroom and 2 bathroom home is ready to renovate. This property offer potential for fix and flip, long term rental portfolio addition or resale. Bring your vision and transform this property into your dream. Price to be SOLD AS IS $249900

Key facts

• Ready to renovate
• 3,920 sq ft lot
• Built 2003

Tags

• GROWING CHARLOTTE LOCATION
• MAJOR COMMUTER ROUTES
• READY TO RENOVATE
• POTENTIAL FOR FIX AND FLIP

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built property; Two levels; Zoned N1-D
• Construction: Aluminum and vinyl exterior; Slab foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Kitchen with island
• Bedrooms: Four bedrooms total — three upstairs, one on the main level
• Bathrooms: Two full bathrooms — one on the main level, one upstairs
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Kitchen island; No appliances included
• Laundry & utility: Laundry room located in hall on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $47 ($570/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 $208k (16.6% below list).
• Recommended offer: $208k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Reid Park Academy (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 305 students, 99% FRL); Wilson Stem Academy (math 11% / reading 22%, grade F, #449 of 475 statewide, top 96%, 367 students, 99% FRL); Harding University High School (math 27% / reading 33%, grade F, #457 of 535 statewide, top 85%, 1,305 students, 98% FRL) — zoned schools average 99% FRL vs 49% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 44% district-wide (-21 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 (+1.5%/yr); 351 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).
• At $2,083/mo this rent would consume 45% of the median local household income ($55k/yr) (locally 2368% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $250k implies a 1566% gain — meaningful room to come down on a strong offer.

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 $208,306 (16.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $307,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2316 West Blvd	0.01mi	4/2.0	1,402 (+8%)	4mo	$267,000	$190	84
3124 Reid Ave	0.40mi	4/2.0	1,250 (-4%)	7mo	$340,000	$272	68
2822 Seymour Dr	0.59mi	4/2.0	1,228 (-6%)	2mo	$265,000	$216	61
2942 Reid Ave	0.14mi	3/1.0 (-1)	1,160 (-11%)	8mo	$130,000	$112	59
1401 Chelveston Dr	0.63mi	4/1.5	1,277 (-2%)	8mo	$240,000	$188	58
3623 Sargeant Dr	0.70mi	3/2.0 (-1)	1,338 (+3%)	2mo	$400,000	$299	56
3204 Amay James Ave	0.53mi	4/2.0	1,458 (+12%)	1mo	$332,500	$228	55
2984 Shady Ln	0.34mi	3/1.0 (-1)	1,147 (-12%)	2mo	$271,000	$236	54
2513 Westgrove Dr	0.38mi	3/1.0 (-1)	1,144 (-12%)	3mo	$150,000	$131	51
2723 Willow St	0.53mi	3/2.5 (-1)	1,462 (+12%)	4mo	$350,000	$239	44
3545 Sargeant Dr	0.70mi	4/2.0	1,498 (+15%)	1mo	$400,000	$267	42
3733 Sargeant Dr	0.74mi	3/2.0 (-1)	1,464 (+12%)	1mo	$449,000	$307	39

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-40,678
• Equity at exit: $37,261

10-year hold

• IRR: -11.3%
• Equity multiple: 0.37×
• Total profit: $-44,291
• Equity at exit: $21,607

Cash invested: $69,972 (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 28208

• Home prices YoY: -33.4%
• Rents YoY: 1.5%
• Active inventory: 351
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$184 /mo · $2,202/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $47

Break-even live

Break-even rent $2,023

Max offer price $249,900

Occupancy floor 93%

Sensitivity live

Price	-10% $189	-5% $118	+0% $47	+5% $-23	+10% $-94
Rent	-10% $-117	-5% $-35	+0% $47	+5% $130	+10% $212
Rate	-1.0pp $173	-0.5pp $111	base $47	+0.5pp $-17	+1.0pp $-83

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2942 Reid Ave Charlotte, NC	3.0	2.0	1142	$2,000	$1.75	19d	1	0.15mi
3047 Ridge Ave Charlotte, NC	3.0	2.5	1704	$2,229	$1.31	9d	1	0.32mi
3103 Ross Ave Charlotte, NC	3.0	2.0	1400	$1,800	$1.29	18d	1	0.40mi
1011 Ketchum Ct Charlotte, NC	4.0	3.5	1715	$2,245	$1.31	25d	1	0.74mi
1601 Dewberry Ter Charlotte, NC	3.0–4.0	1.0–1.5	1100	$1,799	$1.64	5d	11	0.75mi
3021 Seymour Dr Charlotte, NC	4.0	2.0	1280	$1,685	$1.32	18d	1	0.79mi
3310 Beeler Ln Charlotte, NC	4.0	3.5	1776	$3,000	$1.69	13d	1	0.81mi
1139 Clanton Rd Charlotte, NC	4.0	4.0	1099	$2,299	$2.09	25d	1	0.81mi
2719 Capitol Dr Charlotte, NC	3.0	2.5	1567	$2,100	$1.34	25d	1	0.87mi
4129 Edenborn Ln Charlotte, NC	4.0	2.5	1689	$2,195	$1.30	16d	1	0.92mi
2309 Ellen Ave Unit 1 Charlotte, NC	4.0	2.5	1700	$2,299	$1.35	19d	1	0.92mi
1040 Clanton Rd Charlotte, NC	3.0	1.0	1025	$1,900	$1.85	9d	1	0.92mi
4125 Auburn Oak Ln Charlotte, NC	3.0	3.0	1717	$2,250	$1.31	25d	1	0.93mi
4136 Auburn Oak Ln Charlotte, NC	3.0	2.5	1715	$2,050	$1.20	5d	1	0.94mi
3924 Broadview Dr Charlotte, NC	3.0	1.0	1253	$1,795	$1.43	16d	1	0.96mi
2317 Rebecca Ave Charlotte, NC	3.0	1.0	997	$1,400	$1.40	25d	1	0.99mi
3338 Barfield Dr Charlotte, NC	4.0	2.0	1431	$2,295	$1.60	9d	1	1.08mi
2315 Deherradora Ave Charlotte, NC	4.0	2.0	1015	$2,100	$2.07	25d	1	1.09mi
2633 Brentwood Pl Charlotte, NC	3.0	2.0	1348	$1,999	$1.48	25d	1	1.09mi
2565 Brentwood Pl Charlotte, NC	3.0	1.0	927	$1,200	$1.29	25d	1	1.18mi
3609 Corbett St Charlotte, NC	3.0	2.5	1700	$2,195	$1.29	0d	1	1.22mi
1242 Fordham Rd Charlotte, NC	4.0	2.0	1480	$2,395	$1.62	18d	1	1.30mi
2811 Marlowe Ave Charlotte, NC	1.0–3.0	1.0	820	$1,525	$1.86	0d	18	1.30mi
2104 Cascade Pointe Blvd Charlotte, NC	3.0	1.0–2.5	1123	$2,295	$2.04	0d	43	1.32mi
4413 Wymore Way Charlotte, NC	3.0	2.5	1700	$2,050	$1.21	0d	1	1.35mi
4201 Carlyle Dr Charlotte, NC	3.0	1.0	1080	$1,310	$1.21	25d	1	1.37mi
2715 Sonora Ln Charlotte, NC	3.0	1.0	950	$1,900	$2.00	25d	1	1.40mi
2607 Thornton Rd Charlotte, NC	3.0	1.0	950	$1,300	$1.37	4d	1	1.44mi
2019 Highland St Charlotte, NC	3.0	2.0	1100	$2,100	$1.91	9d	1	1.45mi
2322 Belfast Dr Charlotte, NC	3.0	1.0	1260	$1,375	$1.09	9d	1	1.46mi
2620 Thornton Rd Charlotte, NC	3.0	1.0	989	$1,595	$1.61	6d	1	1.46mi
2405 Greenland Ave Charlotte, NC	3.0	1.0	1203	$1,800	$1.50	6d	1	1.49mi

Listing history 8 events

1. 2026-06-21
   days on market $249,900 Active 12 DOM
2. 2026-06-18
   days on market $249,900 Active 9 DOM
3. 2026-06-17
   days on market $249,900 Active 8 DOM
4. 2026-06-16
   days on market $249,900 Active 7 DOM
5. 2026-06-15
   days on market $249,900 Active 6 DOM
6. 2026-06-13
   days on market $249,900 Active 4 DOM
7. 2026-06-10
   remarks 439-char remark
8. 2026-06-10
   listed $249,900 Active 1 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: $2,202 · $184/mo
• Projected year-2 tax: $2,202 · $184/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 ≥103°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: $24,997
• − Mortgage interest: −$13,998
• − Property taxes: −$2,202
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$7,270
• Taxable loss: −$3,723
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $1,463/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): 40,197
• Household income: $55,431
• Rent vs Own: 60.6% rent · 39.4% own
• Severe rent burden: 2368.0

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 0.57)
• Race & ethnicity: Black 61% White 16% Hispanic / Latino 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 12% Other Asian/Pacific 1% French/Haitian/Cajun 1%

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: ▼ -162.76%
• Current HPI: 324.3642
• Rent YoY: ▲ 1.47%
• 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

+1566.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $249,900 CANOPYMLS as Distributed by MLS Grid
• 2003-10-15 Sold (Public Records) $15,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,202 · +2.2% YoY. Source: county tax records.