7330 Rose Terrace Ct · Charlotte, NC 28215

$119,900

2 bd · 2.0 ba · 1,008 sqft · Condo · 322 Days on market

Built 1988 $204/mo HOA · 15% of rent ↓ 31% since listing

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Why this score? — see what drove the D+ 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 +16.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.2/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW FLOORING THROUGHOUT plus hallway bathroom remodeled since listing photos taken! Whether you're looking for a smart investment or your first home with great potential, this main-level condo could be the one. With a spacious living area, a functional kitchen, two large bedrooms, and two full baths—all with step-free entry—it offers a solid foundation to build on. The next owner has the opportunity to build some instant equity with only a few small cosmetic touch ups. Especially since the HOA has also confirmed that the exterior is to be remodeled in the Spring. Located across from Compare Foods and close to shops, restaurants, and more, the convenience is hard to beat. Bring y

Key facts

• Functional kitchen
• Main-level condo
• Step-free entry

Tags

• MAIN-LEVEL CONDO
• STEP-FREE ENTRY
• FUNCTIONAL KITCHEN
• CONVENIENCE TO SHOPS

Property features AI

Finance

• HOA & community: HOA: Rosecroft II; Mandatory HOA dues; HOA fee approximately $204.77 monthly

Exterior

• Parking: Parking lot
• Utilities: City water; Public sewer
• Home design: Residential condominium; Site-built construction; One level; Entry level: 1
• Construction: Synthetic stucco and wood exterior; Slab foundation
• Exterior features: Paved, publicly maintained road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Seven total rooms; Entry level: 1
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer (appliance present)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $73 ($870/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 (+1.8%/yr); 565 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k 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 322 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-16,388
• Equity at exit: $17,877

10-year hold

• IRR: -7.3%
• Equity multiple: 0.56×
• Total profit: $-14,628
• Equity at exit: $10,367

Cash invested: $33,572 (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 28215

• Rents YoY: 1.8%
• Active inventory: 565
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$204
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $73

Break-even live

Break-even rent $1,307

Max offer price $119,900

Occupancy floor 90%

Sensitivity live

Price	-10% $155	-5% $114	+0% $73	+5% $31	+10% $-10
Rent	-10% $-38	-5% $17	+0% $73	+5% $128	+10% $183
Rate	-1.0pp $133	-0.5pp $103	base $73	+0.5pp $41	+1.0pp $10

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7234 Rose Terrace Ct Unit 7242 Charlotte, NC	2.0	2.0	1000	$1,450	$1.45	25d	1	0.06mi
7264 Rose Terrace Ct Charlotte, NC	2.0	2.0	1000	$1,375	$1.38	6d	6	0.07mi
6158 Meadow Rose Ln Charlotte, NC	2.0	2.0	834	$1,250	$1.50	12d	1	0.08mi
6156 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	23d	1	0.08mi
6164 Meadow Rose Ln Charlotte, NC	2.0	2.0	881	$1,250	$1.42	25d	1	0.09mi
6164 Meadow Rose Ln Charlotte, NC	2.0	2.0	881	$1,250	$1.42	6d	1	0.09mi
6142 Meadow Rose Ln Charlotte, NC	2.0	2.0	941	$1,225	$1.30	25d	1	0.11mi
6133 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	25d	1	0.12mi
6133 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	15d	1	0.12mi
6158 Meadow Rose Ln Unit 1 Charlotte, NC	2.0	2.0	834	$1,200	$1.44	12d	1	0.12mi
6125 Meadow Rose Ln Charlotte, NC	2.0	2.0	918	$1,250	$1.36	23d	1	0.13mi
6116 Meadow Rose Ln Charlotte, NC	1.0	1.0	956	$695	$0.73	25d	1	0.14mi
6116 Meadow Rose Ln Charlotte, NC	1.0	1.0	956	$725	$0.76	3d	1	0.14mi
6017 Williams Rd Charlotte, NC	3.0	1.0–2.0	877	$1,567	$1.79	25d	1	0.17mi
4306 Tantilla Cir Charlotte, NC	2.0	1.0	777	$1,165	$1.50	25d	1	0.24mi
4540 Tantilla Cir Charlotte, NC	1.0–2.0	1.0–2.0	748	$1,350	$1.80	9d	4	0.44mi
6103 Guildford Hill Ln Charlotte, NC	1.0	1.0	1475	$595	$0.40	25d	1	0.51mi
6103 Guildford Hill Ln Charlotte, NC	1.0	1.0	1475	$705	$0.48	0d	1	0.51mi
4122 Birch Leaf Ct Unit 202 Charlotte, NC	2.0	2.5	1320	$1,599	$1.21	12d	1	0.51mi
6050 Guildford Hill Ln Charlotte, NC	3.0	2.5	1429	$1,795	$1.26	25d	1	0.51mi
6227 Windsor Gate Ln Charlotte, NC	2.0	2.0	1072	$1,600	$1.49	25d	1	0.61mi
4908 Endolwood Rd Charlotte, NC	1.0–2.0	1.0–2.0	775	$1,405	$1.81	0d	26	0.62mi
7000 Barrington Dr Unit 2500-03 Charlotte, NC	2.0	1.5	945	$1,410	$1.49	25d	1	0.64mi
4417 Sharon Chase Dr Unit A Charlotte, NC	2.0	2.0	929	$1,299	$1.40	17d	1	0.67mi
7000 Barrington Dr Charlotte, NC	1.0–3.0	1.0–1.5	997	$1,290	$1.29	0d	5	0.67mi
7000 Barrington Dr Unit L2705-01 Charlotte, NC	3.0	1.5	1320	$1,600	$1.21	16d	1	0.68mi
7000 Barrington Dr Unit 2500-10 Charlotte, NC	2.0	1.5	945	$1,410	$1.49	9d	1	0.68mi
7000 Barrington Dr Unit L2615-05 Charlotte, NC	1.0	1.0	756	$980	$1.30	16d	1	0.68mi
7000 Barrington Dr Unit 2621-03 Charlotte, NC	1.0	1.0	756	$1,120	$1.48	25d	1	0.68mi
7000 Barrington Dr Unit 7101-05 Charlotte, NC	1.0	1.0	756	$980	$1.30	25d	1	0.68mi
7000 Barrington Dr Unit 2703-08 Charlotte, NC	2.0	1.5	945	$1,160	$1.23	6d	1	0.68mi
6330 Windsor Gate Ln Charlotte, NC	2.0	1.5	924	$1,450	$1.57	25d	1	0.68mi
6332 Windsor Gate Ln Charlotte, NC	2.0	2.5	1100	$1,500	$1.36	19d	1	0.68mi
7113 Village Green Dr Charlotte, NC	1.0–2.0	1.0	710	$1,175	$1.65	3d	8	0.70mi
4408 Sharon Chase Dr Charlotte, NC	1.0	1.0	992	$730	$0.74	17d	1	0.73mi
5625 Keyway Blvd Charlotte, NC	1.0–2.0	1.0–2.0	783	$1,360	$1.74	0d	15	0.74mi
4617 Sharon Chase Dr Unit H Charlotte, NC	2.0	2.0	908	$1,395	$1.54	25d	1	0.77mi
4608 Sharon Chase Dr Unit C Charlotte, NC	3.0	2.0	1062	$1,700	$1.60	17d	1	0.79mi
2635 Clover Hill Ln Charlotte, NC	3.0	1.5	1281	$2,200	$1.72	25d	1	0.82mi
7222 William Reynolds Dr Charlotte, NC	3.0	2.0	1474	$2,000	$1.36	6d	1	1.00mi

HOA detail condo

• Monthly dues: $204 · $2,448/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $119,900 Active 322 DOM
2. 2026-06-18
   days on market $119,900 Active 319 DOM
3. 2026-06-17
   days on market $119,900 Active 318 DOM
4. 2026-06-16
   days on market $119,900 Active 317 DOM
5. 2026-06-15
   days on market $119,900 Active 316 DOM
6. 2026-06-13
   days on market $119,900 Active 314 DOM
7. 2026-06-10
   days on market $119,900 Active 310 DOM
8. 2026-06-08
   days on market $119,900 Active 309 DOM
9. 2026-06-07
   days on market $119,900 Active 308 DOM
10. 2026-06-04
    days on market $119,900 Active 305 DOM
11. 2026-06-03
    days on market $119,900 Active 304 DOM
12. 2026-06-02
    days on market $119,900 Active 303 DOM
13. 2026-06-02
    days on market $119,900 Active 302 DOM
14. 2026-05-31
    days on market $119,900 Active 301 DOM
15. 2026-04-22
    price $119,900
16. 2026-03-23
    price $119,990
17. 2026-02-03
    status Active
18. 2025-12-22
    historical Active Under Contract
19. 2025-10-17
    price $127,900
20. 2025-08-13
    price $129,900
21. 2025-08-03
    listed $139,500 Active
22. 2024-12-17
    historical $1,295
23. 2024-11-27
    listed $1,295
24. 2024-11-17
    historical $1,295
25. 2024-10-18
    price $1,295
26. 2024-09-19
    listed $1,395
27. 2024-08-26
    price $164,000
28. 2024-08-05
    price $169,000
29. 2024-07-12
    status Active
30. 2024-06-25
    status Pending
31. 2024-06-14
    status Active
32. 2024-06-12
    status Pending
33. 2024-06-12
    listed $174,000 Active
34. 2024-06-07
    historical

ⓘ 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 6/10 Major 7 d/yr ≥104°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: $16,787
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − HOA: −$2,448
• − Depreciation: −$3,488
• Taxable loss: −$949
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,098/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): 66,674
• Household income: $71,162
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1952.0

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 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 23% White 21% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 19% French/Haitian/Cajun 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: ▼ -201.15%
• Current HPI: 286.5413
• Rent YoY: ▲ 1.76%
• 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

-31.1% since first listed

20 events — show timeline

• 2026-04-22 Price Changed $119,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $119,990 CANOPYMLS as Distributed by MLS Grid
• 2026-02-03 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-22 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $127,900 CANOPYMLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $129,900 CANOPYMLS as Distributed by MLS Grid
• 2025-08-03 Listed $139,500 CANOPYMLS as Distributed by MLS Grid
• 2024-12-17 Rental Removed $1,295 RENTALBEAST
• 2024-11-27 Listed for Rent $1,295 RENTALBEAST
• 2024-11-17 Rental Removed $1,295 RENTALBEAST
• 2024-10-18 Price Changed $1,295 RENTALBEAST
• 2024-09-19 Listed for Rent $1,395 RENTALBEAST
• 2024-08-26 Price Changed $164,000 CANOPYMLS as Distributed by MLS Grid
• 2024-08-05 Price Changed $169,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-12 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-06-25 Pending — CANOPYMLS as Distributed by MLS Grid
• 2024-06-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-06-12 Pending — CANOPYMLS as Distributed by MLS Grid
• 2024-06-12 Listed $174,000 CANOPYMLS as Distributed by MLS Grid
• 2024-06-07 Coming Soon — CANOPYMLS as Distributed by MLS Grid