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Property Decision Summary
Current recommendation
Investigate the price reduction and property-record conflicts before offering
The parcel and current offering match. The $104,000 asking-price reduction, 2 record conflicts, unreconciled closed-sale evidence and unverified condition make this a due-diligence opportunity—not a ready-to-buy conclusion.
Next moveObtain disclosures, permit history, title/deed, inspection and verified closed sales before setting an offer ceiling.
Advance only if: title and legal use are acceptable, inspection findings fit the high-case budget, and adjusted closed sales support the all-in basis. Pass or renegotiate if: those items defeat financing, use, access, insurability or the required margin.
How to Use This Report
Confirmed for this version
A dated property, offering, government or map record returned the displayed fact. Its date and scope still matter.
Preliminary estimate
A model or market observation supports comparison, but it is not an appraisal, executed lease, inspection or contractor proposal.
Requires confirmation
The report identifies the exact evidence, decision effect, acquisition path and update trigger.
Conflicting records
Both values remain visible until stronger evidence resolves the difference; Scout does not silently choose the more favorable value.
Color guide: green supports current reliance; yellow means confirm before relying; orange highlights a material risk, conflict or decision gate.
Property View, Location and Parcel Map
Mapped property
2019 Arapaho Dr, Charlotte, NC 28214
Parcel 05918405 · NC PIN 4525220101
Map book 059 · Page 18 · Block 4 · Lot 05
The embedded map provides location context. Parcel boundaries, legal access, setbacks, easements, flood elevation and buildable area require the official records and professional evidence identified below.
Property Identity, Features, Assessment and Taxes
Reported systems and structure
Foundation: Slab / Mat / Raft
Exterior: Aluminum / Vinyl Siding
Heating: Forced Air
Cooling: Central
Last property-record sale
$106,000 · Oct 28, 2021
This record does not by itself establish current title, liens or arm's-length terms.
| Year | Total assessment | Land | Improvements | Property tax |
|---|---|---|---|---|
| 2025 | $350,700 | $42,000 | $308,700 | No amount available |
| 2024 | $350,700 | $42,000 | $308,700 | $2,656 |
| 2023 | $175,800 | $42,000 | $133,800 | $2,572 |
| Conflict area | Values returned | Decision effect |
|---|---|---|
| Bedrooms | current offering: 3 public property record: 4 | Keep both values in quantity and value sensitivities until a current official record, measured survey, appraisal, inspection or other controlling document resolves the difference. |
| Zoning | property record: R3 current official zoning map: N1-A | Keep both values in quantity and value sensitivities until a current official record, measured survey, appraisal, inspection or other controlling document resolves the difference. |
Current Offering and Price History
Price-reduction signal: the expanded research record shows a reduction of $104,000 from $379,000 to $275,000. Confirm the chronology and reason with the authorized listing channel; investigate condition, title, financing, occupancy and prior contract failures before treating the reduction as a bargain.
| Date | Event | Price | Market time |
|---|---|---|---|
| Mar 23, 2026 | Sale Listing | $275,000 | 133 days |
Listing Representation and Ownership
Conditionally available in a secure subscriber report
Property-matched ownership and representative contact details may be included when they are lawfully available, authorized where required and appropriate to disclose. They are removed from this public sample and are never guaranteed merely by subscribing.
Recorded Property File
Conditionally available in a secure subscriber report
Lawfully retrieved, property-scoped deeds and attachments may be displayed inside the authorized subscriber workspace. Private attachments are removed from this permanent public sample; subscribing does not guarantee that every document exists or may be disclosed.
Market Value and Comparable-Sale Analysis (CMA)
Current conclusion: the preliminary estimate is $301,000–$352,000, midpoint $326,000. It is not yet a verified CMA because every selected transaction still requires closed-status, transfer-quality, condition, concession and feature reconciliation.
| Property | Observed price | Status / date | Subject differences | Distance | Decision use |
|---|---|---|---|---|---|
| 6421 Whitewater Dr, Charlotte, NC 28214Single Family | $349,900 | ActiveJul 10, 2026 | -29 sq ft-37 years · 3 bd · 2.5 ba | 0.15 mi | Market evidence only; not accepted as a verified closed sale. |
| 1212 Ashford St, Charlotte, NC 28214Single Family | $369,900 | InactiveApr 11, 2026 | +41 sq ft-35 years · 3 bd · 2.5 ba | 0.8 mi | Market evidence only; not accepted as a verified closed sale. |
| 5528 Doverstone Ct, Charlotte, NC 28208Single Family | $360,000 | InactiveMar 20, 2026 | -94 sq ft-36 years · 3 bd · 2.5 ba | 0.92 mi | Market evidence only; not accepted as a verified closed sale. |
| 2100 Cranberry Woods Ct, Charlotte, NC 28208Single Family | $349,999 | ActiveApr 9, 2026 | +90 sq ft-15 years · 3 bd · 2.5 ba | 1.01 mi | Market evidence only; not accepted as a verified closed sale. |
| 8203 Paw Valley Ln, Charlotte, NC 28214Single Family | $339,900 | InactiveJun 2, 2026 | -15 sq ft-5 years · 3 bd · 2.5 ba | 1.41 mi | Market evidence only; not accepted as a verified closed sale. |
| 6017 Black Bear Ct, Charlotte, NC 28214Single Family | $330,000 | InactiveJun 10, 2026 | -127 sq ft-28 years · 3 bd · 2.5 ba | 0.98 mi | Market evidence only; not accepted as a verified closed sale. |
| 4721 Opus Ln, Charlotte, NC 28214Single Family | $329,000 | InactiveMay 14, 2026 | -40 sq ft-6 years · 3 bd · 2.5 ba | 1.38 mi | Market evidence only; not accepted as a verified closed sale. |
| 8315 Paw Valley Ln, Charlotte, NC 28214Single Family | $339,999 | InactiveApr 14, 2026 | -20 sq ft-6 years · 3 bd · 2.5 ba | 1.52 mi | Market evidence only; not accepted as a verified closed sale. |
| 3120 Ellingford Rd, Charlotte, NC 28214Single Family | $330,000 | InactiveMay 20, 2026 | -28 sq ft-4 years · 3 bd · 2.5 ba | 1.57 mi | Market evidence only; not accepted as a verified closed sale. |
| 2440 Reid Oaks Dr, Charlotte, NC 28208Single Family | $320,000 | InactiveApr 12, 2026 | -76 sq ft-15 years · 3 bd · 2.5 ba | 1.4 mi | Market evidence only; not accepted as a verified closed sale. |
Comparable Adjustment Review
Transaction quality
Verify arm's-length transfer, consideration, concessions, financing terms and closed date.
Physical differences
Adjust for condition, living area, bed/bath utility, lot, garage, quality, renovations and functional obsolescence.
Market differences
Adjust for location, school assignment if decision-relevant, external influences and market date.
Reconciliation rule
Explain why the subject belongs above, below or near each weighted sale; exclude records that cannot be supported.
Maximum-offer formula: conservative completed value − verified project cost − financing/carry − selling cost − contingency − required profit.
Rental and Income Analysis
Current conclusion: the preliminary monthly-rent estimate is $1,700–$2,040. The comparison rows are market observations, not proof of executed leases.
| Property | Observed rent | Status / date | Subject differences | Distance | Decision use |
|---|---|---|---|---|---|
| 6024 Black Bear Ct, Charlotte, NC 28214Single Family | $1,949 | InactiveJul 25, 2026 | -33 sq ftYear comparison unavailable · 3 bd · 2.5 ba | 0.97 mi | Current asking-rent evidence; not an executed lease. |
| 8240 Paw Valley Ln, Charlotte, NC 28214Single Family | $1,895 | InactiveFeb 18, 2026 | -4 sq ft-6 years · 3 bd · 2.5 ba | 1.46 mi | Current asking-rent evidence; not an executed lease. |
| 4721 Opus Ln, Charlotte, NC 28214Single Family | $1,950 | InactiveJul 24, 2026 | -40 sq ftYear comparison unavailable · 3 bd · 2.5 ba | 1.38 mi | Current asking-rent evidence; not an executed lease. |
| 312 Regan Ln, Charlotte, NC 28214Single Family | $1,797 | InactiveJan 30, 2026 | -66 sq ft-2 years · 3 bd · 2.5 ba | 1.2 mi | Current asking-rent evidence; not an executed lease. |
| 2225 Sloan Dr, Charlotte, NC 28208Single Family | $2,095 | InactiveMay 11, 2026 | -122 sq ftYear comparison unavailable · 3 bd · 2.5 ba | 0.75 mi | Current asking-rent evidence; not an executed lease. |
| 2736 Yurman Rd, Charlotte, NC 28214Single Family | $1,950 | InactiveApr 16, 2026 | -40 sq ftYear comparison unavailable · 3 bd · 2.5 ba | 1.51 mi | Current asking-rent evidence; not an executed lease. |
| 2219 Heather Glen Ln, Charlotte, NC 28208Single Family | $1,750 | InactiveFeb 22, 2026 | -101 sq ft-35 years · 3 bd · 2.5 ba | 0.99 mi | Current asking-rent evidence; not an executed lease. |
| 2553 Mulberry Pond Dr, Charlotte, NC 28208Single Family | $1,705 | ActiveMay 30, 2026 | +86 sq ftYear comparison unavailable · 3 bd · 2.5 ba | 1.2 mi | Current asking-rent evidence; not an executed lease. |
| 2201 Mary Ann Dr, Charlotte, NC 28214Single Family | $1,995 | ActiveJul 31, 2026 | -6 sq ft-36 years · 3 bd · 2 ba | 0.3 mi | Current asking-rent evidence; not an executed lease. |
| 4234 Grant Martin Dr, Charlotte, NC 28208Single Family | $2,075 | InactiveJun 10, 2026 | +50 sq ftYear comparison unavailable · 3 bd · 2.5 ba | 1.5 mi | Current asking-rent evidence; not an executed lease. |
Local Market and Community Context
Housing units
15,899 total; 14,944 occupied.
Occupied housing-unit rate
94%
This is not “households per housing unit” and Scout does not infer that separate measure.
How to use area context
Area statistics inform demand and risk questions; they do not replace subject-specific sales, leases, field review or future supply analysis.
Zoning and Permitted-Use Review
Current map result
N1-A · NEIGHBORHOOD 1 · Overlay: none
The property record also shows R3. Where labels differ, use the current jurisdiction map and written authority confirmation for the intended use.
Questions to answer
Principal use, rental configuration, accessory dwelling, addition, home occupation, setbacks, height, lot coverage, parking, overlays and nonconformities.
Decision effect
Use rules can change income, buildable area, renovation scope, financing, resale pool and schedule.
Exact path
Open Charlotte zoning guidance. Request project-specific written confirmation or a pre-submittal review before relying on expansion or redevelopment.
Permits, Code and Prior-Work Review
Exact official search
Search Charlotte projects and permits using the exact address and parcel.
What to attach
Permit list, applications, approved plans, inspection history, corrections, final approvals, certificate of occupancy and violation records.
Update trigger
Scout reruns chronology, condition, code exposure, scope and budget after the documents pass the secure upload checks.
Site, Hazards, Utilities, Title and Access
Flood-map result
FEMA Zone X · AREA OF MINIMAL FLOOD HAZARD · property point mapped outside the Special Flood Hazard Area
Confirm the structure footprint, drainage, map effective date and lender/insurer requirements; obtain an elevation certificate if required.
Survey and access
Obtain a current boundary/topographic survey showing access, encroachments, easements, setbacks, improvements and visible utilities.
Utilities
Confirm water, sewer/septic, electric, gas, communications, capacity, connection status, tap/impact cost and any shared or private systems.
Title and recorded controls
Obtain a title commitment and review liens, easements, restrictions, plats, rights-of-way, HOA declarations and later instruments.
Drainage and soils
Inspect grading, standing water, erosion and foundation movement; obtain soils, geotechnical, stormwater or environmental review when the intended work or field evidence warrants it.
Insurance and hazards
Quote actual coverage and deductibles; review wind, flood, prior claims, wildfire, environmental and other location-specific underwriting questions.
Condition and Repair Findings
Evidence now available
Recent-construction home with no inspection-quality defect record attached
The reported 2,022 build year, 1,840 sq ft, Slab / Mat / Raft, Aluminum / Vinyl Siding, and current offering details define the inspection plan; they do not prove condition.
Recent-construction checks
Certificate of occupancy, warranty history, drainage/settlement, roof/flashing, envelope, HVAC commissioning, plumbing/electrical finals and unfinished punch-list work.
Interior and systems
Structure, moisture, electrical, plumbing, HVAC, appliances, finishes, windows/doors, life safety, accessibility and code-triggered upgrades.
Exterior and site
Roof, cladding, deck, garage, grading, drainage, trees, drives/walks, retaining conditions, utilities and visible encroachments.
Documents to add
Seller disclosures, inspection, repair invoices, warranties, permits/finals, room/system photos, measurements and contractor scopes.
Current repair conclusion: no dollar repair claim is issued because this version contains no verified defect list or measured quantities. A zero repair budget would be an unsupported assumption.
HHM Construction Readiness, Scope and Preliminary Pricing
| Cost group | Evidence already available | Required before pricing | Report output after confirmation |
|---|---|---|---|
| Direct building work | 1,840 sq ft · built 2,022 · Slab / Mat / Raft | Verified defects, measured quantities, retain/replace decisions, finish level and code triggers | Low / likely / high range using current HHM labor, material, equipment and trade pricing |
| Site and utilities | 0.51 mapped acres · FEMA Zone X · AREA OF MINIMAL FLOOD HAZARD · property point mapped outside the Special Flood Hazard Area | Survey/topography, drainage, trees, access, utilities, soils, staging and disposal | Measured scope, allowance/quote source, contingency and exclusions |
| Professional and authority | Parcel 05918405 · N1-A · NEIGHBORHOOD 1 · Overlay: none | Design, engineering, survey, testing, permits, impact/tap fees and authority confirmation | Documented allowance or current third-party quote |
| Project economics | Current ask $275,000 | Schedule, tax, freight, waste, escalation, financing/carry, contingency and HHM overhead/profit | All-in basis, draw timing and downside sensitivity |
Preliminary quote status: pending condition and quantity evidence. The current report supplies the exact inputs that activate the HHM quote; it does not invent repairs or material quantities from an exterior listing alone.
Active Alternatives Available Now
Three current asking-price alternatives
Compare the subject with other active choices—not closed-sale evidence
Scout excludes the subject and inactive records, then displays up to the top three exact-address active alternatives by the current supplied fit score. These cards support shopping and negotiation research; they do not replace the closed-sale CMA.
3active alternatives shown
01ACTIVE
Active asking-price alternative—not a closed sale
6421 Whitewater Dr, Charlotte, NC 28214
$349,900$193 / sq ft
3 bd2.5 ba1,811 sq ftBuilt 1,9850.31 ac0.15 mi away
- Ask comparison
- $74,900 above subject ask
- Physical comparison
- 29 sq ft smaller · 0.2 ac smaller lot · 37 years older
- Selection reason
- Top-three active alternative by the current fit signal (99.5%)
Verify before acting: availability, exact terms, condition, concessions, occupancy, title, HOA, financing eligibility and listing accuracy. Active status last observed Aug 2, 2026.
Check current availability02ACTIVE
Active asking-price alternative—not a closed sale
2100 Cranberry Woods Ct, Charlotte, NC 28208
$349,999$181 / sq ft
3 bd2.5 ba1,930 sq ftBuilt 2,0070.29 ac1.01 mi away
- Ask comparison
- $74,999 above subject ask
- Physical comparison
- 90 sq ft larger · 0.22 ac smaller lot · 15 years older
- Selection reason
- Top-three active alternative by the current fit signal (97.5%)
Verify before acting: availability, exact terms, condition, concessions, occupancy, title, HOA, financing eligibility and listing accuracy. Active status last observed Aug 2, 2026.
Check current availability03ACTIVE
Active asking-price alternative—not a closed sale
3013 Robin Terry Ct, Charlotte, NC 28208
$314,900$187 / sq ft
3 bd2.5 ba1,686 sq ftBuilt 2,0040.19 ac1.31 mi away
- Ask comparison
- $39,900 above subject ask
- Physical comparison
- 154 sq ft smaller · 0.32 ac smaller lot · 18 years older
- Selection reason
- Top-three active alternative by the current fit signal (96.4%)
Verify before acting: availability, exact terms, condition, concessions, occupancy, title, HOA, financing eligibility and listing accuracy. Active status last observed Aug 2, 2026.
Check current availabilityAvailability can change after the displayed observation time. Verify every property and offering term before relying on it.
Decision Calculators and Sensitivities
Complete the labeled assumptions. Blank values remain unknown.
Total basisComplete required inputs
Cash requiredComplete required inputs
Monthly debt serviceComplete required inputs
Projected sale spreadComplete required inputs
Maximum acquisitionComplete required inputs
Estimated NOIComplete required inputs
Cap rateComplete required inputs
DSCRComplete required inputs
Cash-on-cashComplete required inputs
Blank means unknown. Results are adjustable planning scenarios—not a loan quote, appraisal or construction proposal.
Financing, Products and HHM Resources
HHM project funding path
HHM Custom Homes is an approved Foundation Finance dealer. Financing is subject to application, lender approval, terms and project eligibility.
Cabinet planning
HHM is a Jarlin Cabinetry dealer. Design and pricing require field dimensions, selected door style, accessories, freight and installation scope.
Licensed construction
HHM can translate verified findings into scope, schedule, permit path and current project pricing within the jurisdictions and classifications shown in the credentials section.
Buyer resources
Where relevant, Scout may present approved funding, product, warranty, maintenance, energy/resilience or affiliate resources. Commercial relationships are disclosed and never replace independent comparison.
Exact Acquisition and Buyer Action Plan
| When | Action | Evidence / authority | Clear-to-advance event |
|---|---|---|---|
| Before offer | Confirm current status, disclosures, price chronology, title/deed identity, intended legal use and verified comparable set. | Authorized listing channel, Register of Deeds, county GIS, zoning authority, appraisal/BPO evidence | Offer assumptions and contingencies match verified facts. |
| Due diligence | Complete inspection, survey, title, insurance, utilities, drainage/flood, environmental and permit review. | Licensed professionals and official authorities linked in this report | No unresolved issue defeats use, financing, access, safety, insurability or high-case budget. |
| Before financing close | Reconcile appraisal, lender conditions, insurance, cash requirement, reserves and project schedule. | Lender, insurer, appraiser, closing attorney and final project budget | Funds, conditions and downside coverage are documented. |
| Before construction | Finalize measured scope, design, permits, trade pricing, allowances, contingency and selections. | HHM scope, design team, authority approvals and current trade quotes | Executed construction documents, pricing and approved permit path. |
Documents, Uploads and Exact Acquisition Paths
Recorded property file
Needed: vesting deed, referenced plats, easements, restrictions and later instruments.
Property and tax record
Needed: current property card, tax bill/payment status, assessment components and deed references.
Zoning and permits
Needed: intended-use confirmation, permit list, plans, inspection history, finals, certificate of occupancy and violations.
Seller and broker package
Request: disclosures, repair/warranty history, leases, HOA documents, survey, utility bills, offer instructions and authorized media.
Professional reports
Upload: inspection, appraisal, survey, title, engineering, environmental and contractor scopes.
Subscriber document refresh
Available with authorized report access: An entitled member may submit permitted, property-scoped evidence from the secure report. Files remain subject to safety, property-match, issuer, date, scope and evidence checks. Submission or acceptance does not guarantee a changed report. Uploads remain disabled in this public sample.
Ask HHM AI About This Exact Report
Decision questions
“What could defeat this purchase?” “Which facts are confirmed?” “What should I verify before offering?”
Value and rental questions
“Why is the current estimate preliminary?” “Which comparisons are strongest?” “What assumptions control DSCR and cash flow?”
Construction questions
“What documents activate an HHM quote?” “What recent-construction risks should the inspector check?”
Boundaries
Ask HHM AI is restricted to this property and report version, cites report evidence and cannot contact parties, submit permits, spend money or make an offer.
Available with authorized report access: Ask HHM AI opens inside the secure report, stays scoped to that property and report version, and cites report evidence. It cannot reveal excluded attachments or personal data, contact parties, or replace required professional confirmation. This public sample keeps report-scoped AI disabled.
Evidence Coverage, Sources, Methods and Limitations
Exact property and active offering address matched.
Property record matched.
20 sale candidates retrieved for reconciliation.
20 rental candidates retrieved for reconciliation.
Current ZIP market context retrieved.
Current available community context retrieved.
Current county parcel map record retrieved.
Current parcel-point zoning map result retrieved.
Current FEMA flood-hazard map result retrieved for the property point.
Included methods
Exact-address property and offering match; sale/rental comparison retrieval; market/community context; current county parcel map; current zoning map; FEMA parcel-point flood layer; conflict preservation; report-specific calculations.
Not silently assumed
Closed-sale terms, executed leases, title quality, legal access, boundary, permitted use, utilities, condition, contamination, insurability, financing, construction quantities and current project price.
Release rule
Each material field must be displayed, reconciled, lawfully withheld, or paired with a specific reason, decision effect, acquisition path and update trigger. Missing required evidence affects only the related conclusion.
Professional boundary
Scout does not replace appraisal, inspection, survey, engineering, title, legal, zoning, insurance, tax, lending or investment advice.
HHM Credentials, Services and Disclosures
Construction credentials
The complete current HHM license registry appears directly below this report. Expired credentials are automatically suppressed.
BBB and business standing
Use the linked verification profiles rather than relying on a logo or unsupported marketing statement.
Commercial interest
HHM may earn revenue from construction, financing or product relationships related to findings in this report. Compare terms and obtain independent professional advice where appropriate.
Built by
HHM Core for HHM Custom Homes LLC—combining property, market, construction, financial and decision-support workflows.
Questions This Report Answers
Does the asking price appear interesting?
The ask is $275,000, 15.6% below the preliminary model midpoint. That spread is an investigation signal, not proof of value, until verified closed sales and adjustments are complete.
Can it work as a rental?
The preliminary rent estimate is $1,870 and possible gross yield is 8.2% before expenses. Confirm legal use, executed leases, true operating costs, financing and reserves before relying on returns.
What may be built or changed?
The current zoning-map result is N1-A · NEIGHBORHOOD 1 · Overlay: none. Project-specific use, dimensional standards, overlays, recorded controls, utilities, access and site conditions still control.
What is the main construction risk?
No inspection-quality defect list or measured scope is attached. For a reported 2,022 build, prioritize permit/final chronology, warranty, drainage/settlement, envelope, systems commissioning and unfinished work.
What should happen next?
Follow the buyer action plan, obtain the listed documents, test the calculator with complete assumptions, and use Ask HHM AI to trace conclusions back to this report version.