6201 Thermal Rd · Charlotte, NC 28211

$166,900

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 1 Days on market

Built 1984 0.37 ac lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming freshly renovated 3 bed 2 bath ranch home features updated light fixtures throughout, a modern white brick wood fireplace, large laundry room, granite countertops & stainless steel appliances all within an open & spacious floorpan. The massive backyard is fully fenced & perfect for outdoor entertaining.

Key facts

• 0.37 acre lot
• Built 1984

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Electric service
• Home design: Single-family residence; One level; Site-built construction
• Construction: Wood construction; Slab foundation
• Exterior features: Back yard with fence; Concrete road access (publicly maintained)

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating with forced air; Central air; Ceiling fans; Other cooling (see remarks)
• Interior features: 9 total rooms; Wood-burning fireplace
• Laundry & utility: Washer/Dryer included; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Cap rate 9.6% 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 (+2.1%/yr); 250 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,900

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: 1.23% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $391,980
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6201 Sellars Ct	0.08mi	3/2.0	1,529 (+8%)	12mo	$425,000	$278	73
6214 Ropley Ct	0.14mi	3/2.0	1,585 (+12%)	5mo	$475,000	$300	68
6443 Round Hill Rd	0.56mi	3/2.0	1,516 (+8%)	13mo	$340,000	$224	50
6418 Tivoli Ct	0.64mi	3/2.5	1,505 (+7%)	11mo	$407,500	$271	48
6409 Pineburr Ct	0.62mi	3/2.0	1,269 (-10%)	10mo	$385,000	$303	46
1001 Pinafore Dr	0.71mi	3/2.0	1,607 (+14%)	9mo	$450,000	$280	36
6440 Tivoli Ct	0.69mi	3/2.0	1,605 (+14%)	13mo	$398,000	$248	34

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 · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $541
• Equity at exit: $24,885

10-year hold

• IRR: 9.0%
• Equity multiple: 1.66×
• Total profit: $30,921
• Equity at exit: $14,430

Cash invested: $46,732 (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 28211

• Rents YoY: 2.1%
• Active inventory: 250
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$875
• Tax from tax record: −$219 /mo · $2,632/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $462

Break-even live

Break-even rent $1,474

Max offer price $166,900

Occupancy floor 73%

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: $41,725
• Closing costs: $5,007
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1422 Thermal Rd Charlotte, NC	3.0	2.0	1695	$2,200	$1.30	8d	1	0.12mi
1440 Jodhpur Ct Charlotte, NC	3.0	2.0	1281	$2,300	$1.80	15d	1	0.20mi
8061 Woodscape Dr Charlotte, NC	1.0–2.0	1.0–2.0	740	$1,892	$2.56	2d	41	0.35mi
7000 Fernwood Dr Charlotte, NC	1.0–3.0	1.0–2.0	1050	$1,950	$1.86	24d	1	0.38mi
7344 Pebblestone Dr Unit C Charlotte, NC	2.0	1.5	1316	$1,515	$1.15	24d	1	0.49mi
2152 Whispering Way Charlotte, NC	3.0	2.5	1436	$1,849	$1.29	5d	1	0.55mi
7321 Pebblestone Dr Unit A Charlotte, NC	2.0	1.5	1215	$1,500	$1.23	24d	1	0.58mi
6341 Round Hill Rd Charlotte, NC	3.0	2.0	1484	$2,199	$1.48	16d	1	0.58mi
7422 Pebblestone Dr Charlotte, NC	2.0	1.5	1200	$1,500	$1.25	24d	1	0.61mi
1700 Charleston Pl Ln Charlotte, NC	1.0–2.0	1.0–2.0	763	$1,380	$1.81	2d	10	0.61mi
7637 Abigail Glen Dr Charlotte, NC	3.0	2.5	1536	$1,795	$1.17	15d	1	0.63mi
2224 Winthrop Chase Dr Charlotte, NC	2.0	2.5	1296	$1,600	$1.23	24d	1	0.68mi
8242 Runaway Bay Dr Charlotte, NC	1.0–3.0	1.0–2.0	893	$2,165	$2.42	3d	18	0.72mi
2300 Village Lake Dr Charlotte, NC	1.0–3.0	1.0–2.0	941	$1,862	$1.98	2d	35	0.75mi
2025 Timber Oaks Ln Charlotte, NC	1.0–3.0	1.0–2.0	1064	$2,055	$1.93	2d	32	0.76mi
6026 Coltswood Ct Charlotte, NC	3.0	2.0	1600	$1,849	$1.16	24d	1	0.79mi
7326 Wallace Rd Charlotte, NC	1.0–2.0	1.0–2.0	1018	$1,743	$1.71	3d	26	0.93mi
1077 Sardis Cove Dr Charlotte, NC	2.0	2.0	1139	$2,075	$1.82	4d	1	1.11mi
11304 E W T Harris Blvd Charlotte, NC	2.0	2.0	1100	$1,625	$1.48	24d	1	1.16mi
6215 Forest Way Dr Charlotte, NC	2.0	1.0–2.0	834	$1,883	$2.26	3d	42	1.35mi
5710 Charing Pl Charlotte, NC	3.0	2.0	1555	$2,495	$1.60	8d	1	1.36mi
7815 Calibre Crossing Dr Charlotte, NC	1.0–3.0	1.0–2.0	1026	$1,874	$1.83	2d	20	1.38mi
9415 Lucy Jane Ln Charlotte, NC	3.0	1.0–2.0	859	$2,200	$2.56	3d	15	1.40mi
2100 Woodway Hills Dr Matthews, NC	1.0–3.0	1.0–2.0	974	$1,514	$1.55	2d	8	1.43mi

Listing history 3 events

1. 2026-06-01
   status $166,900 Pending 1 DOM
2. 2026-05-31
   remarks 579-char remark
3. 2026-05-31
   listed $166,900 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: $2,632 · $219/mo
• Projected year-2 tax: $2,632 · $219/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 · 16 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: $24,703
• − Mortgage interest: −$9,349
• − Property taxes: −$2,632
• − Insurance: −$834
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$4,855
• Taxable income: $3,080
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $4,807/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): 33,925
• Household income: $132,917
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1383.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 6% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 5% Serbian 4% Italian 3%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 4% German/W. Germanic 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: ▼ -630.34%
• Current HPI: 322.1833
• Rent YoY: ▲ 2.08%
• 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

+190.3% since first listed

33 events — show timeline

• 2026-05-29 Listed $166,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-30 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-09-29 Listed $152,900 CANOPYMLS as Distributed by MLS Grid
• 2022-11-02 Sold (Public Records) $335,000 Public Records
• 2022-11-01 Sold (MLS) $334,900 CANOPYMLS as Distributed by MLS Grid
• 2022-10-10 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-09-30 Price Changed $334,900 CANOPYMLS as Distributed by MLS Grid
• 2022-09-16 Price Changed $349,900 CANOPYMLS as Distributed by MLS Grid
• 2022-09-16 Price Changed $364,900 CANOPYMLS as Distributed by MLS Grid
• 2022-08-19 Price Changed $374,900 CANOPYMLS as Distributed by MLS Grid
• 2022-08-10 Price Changed $399,900 CANOPYMLS as Distributed by MLS Grid
• 2022-07-20 Price Changed $409,900 CANOPYMLS as Distributed by MLS Grid
• 2022-06-30 Price Changed $414,900 CANOPYMLS as Distributed by MLS Grid
• 2022-05-27 Price Changed $419,900 CANOPYMLS as Distributed by MLS Grid
• 2022-05-11 Listed $429,900 CANOPYMLS as Distributed by MLS Grid
• 2022-04-28 Sold (Public Records) $395,000 Public Records
• 2018-01-29 Sold (Public Records) $226,500 Public Records
• 2018-01-29 Sold (MLS) $226,500 CANOPYMLS as Distributed by MLS Grid
• 2017-12-25 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2017-12-21 Price Changed $230,000 CANOPYMLS as Distributed by MLS Grid
• 2017-12-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2017-12-05 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2017-11-15 Price Changed $239,500 CANOPYMLS as Distributed by MLS Grid
• 2017-11-15 Price Changed $244,500 CANOPYMLS as Distributed by MLS Grid
• 2017-11-07 Price Changed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2017-11-07 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2017-10-11 Sold (Public Records) $135,000 Public Records
• 2017-10-11 Sold (MLS) $135,000 CANOPYMLS as Distributed by MLS Grid
• 2017-09-16 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2017-09-13 Listed $134,900 CANOPYMLS as Distributed by MLS Grid
• 2000-10-04 Sold (Public Records) $105,500 Public Records
• 1986-06-01 Sold (Public Records) $65,000 Public Records
• 1985-09-01 Sold (Public Records) $57,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,632 · +2.0% YoY. Source: county tax records.