Property ID: 5993298421
410 Mill Rd, Charlotte, NC, 28216
Charlotte, NC
Money Down: $66,960
CoC Return: 5.19%
Monthly Cash Flow: $290
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,800
Closing Costs
$11,160
Total Down
$66,960
Investment Snapshot
Purchase Price
$279,000
Money Down
$66,960
Cash-on-Cash Return
5.19%
Rent
$2,274
Monthly Cash Flow
$290
Annual Cash Flow
$3,474
Debt Service / Mo
$1,485
Property Tax / Mo
$208
Insurance / Mo
$64
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,274
Payment Standard
$2,735
Rent
$2,274
Insurance
$64
Property Tax
$208
Management
$227
Utilities Allowance
$461
NOI (Monthly)
$1,774
Debt Service
$1,485
Cash Flow After Debt
$290
Quality Score: 54.50%
Confidence: 86.00%
Moderate deferred maintenance and a few safety/system concerns. The property is not turnkey but is likely able to pass an initial HCV/NSPIRE inspection after a moderate scope of work (repairs and safety items) estimated at 30–60 days. Key actions before inspection: install/verify smoke and CO alarms, repair roof edge/flashings to prevent leaks, fix/replace damaged porch treads and handrail components, install outlet covers and test/verify electrical panel and GFCI protection in kitchen/baths, confirm HVAC and hot water operation, provide required appliances or document availability. Cosmetic work and yard cleanup are needed but are not inspection-blocking once safety items are corrected.
Section 8 Payment Standard
$2,735
Utility Allowance Total
$461
Guaranteed Section 8 Rent (PS - Utilities)
$2,274
Property Management
$227
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$279,000
Beds
4
Baths
2
Living Area
1,069 sqft
Lot Size
6,360 sqft
Year Built
1926
Days on Market
30
Capital Outlay
$66,960
Debt Service
$1,485
Property Tax / Mo
$208
Insurance / Mo
$64
Property Description
Biddleville opportunity near Johnson C. Smith University with easy access to Uptown, Bank of America Stadium, South End, the CityLYNX Gold Line streetcar, and major routes including I-77, I-85, NC 16, and NC 277. Existing home offers potential for renovation, redesign, or redevelopment, while N2-B zoning and multi-family land use designation add to the property's overall appeal and future possibilities, subject to buyer verification. Located in a well-positioned Charlotte setting close to Johnson C. Smith University, transit, and city amenities. Property being sold as-is and priced accordingly. Cross-listed in Lots/Acres/Farms. See MLS #4356887.
Utility Allowances
Heating
$89
Selected 'natural_gas' as the property has 'Central' heating, and natural gas is a common, higher-cost fuel source in the area.
Cooking
$18
Selected 'natural_gas' to align with the assumed heating fuel type, as this is a common configuration.
Water Heating
$46
Selected 'natural_gas' as the fuel type was not specified, aligning with other assumed gas utilities and representing a higher-cost option.
Gas Service Fee
$11
Included as natural gas utilities (heating, cooking, water heater) are assumed to be tenant responsibilities.
Air Conditioning
$35
The property is listed as having 'Central Air'.
Other Electric
$93
A baseline for tenant-paid miscellaneous electric use.
Refrigerator
$12
Refrigerator is not specified as an included appliance in the property details.
Range/Stove
$11
Range/stove is not specified as an included appliance in the property details.
Water
$44
The property is listed as using 'City' water.
Sewer
$102
The property is listed as having 'Public Sewer'.
Source References
Payment Standard Source
Effective Date:
Jul 01, 2025
Utility Allowance Source
Effective Date:
Feb 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$694
DP3 Annual Estimate$841
DP1 Monthly Equivalent$58
DP3 Monthly Equivalent$70
Replacement Value$102,700
Basis1,069 sqft / 1926
Nearby Houses
Photo unavailable
320 Campus St
sold · 0.02 mi
Price: $543,500
4 bd / 4 ba · 2,606 sqft
Latest sale: $543,500
Latest rent: —
Photo unavailable
316 Campus St
sold · 0.03 mi
Price: $455,000
4 bd / 4 ba · 2,478 sqft
Latest sale: $455,000
Latest rent: —
Photo unavailable
317 Campus St
for_sale · 0.04 mi
Price: $450,000
4 bd / 2 ba · 1,860 sqft
Latest sale: $175,000
Latest rent: —
Photo unavailable
318 Mill Rd
sold · 0.08 mi
Price: $459,900
4 bd / 3 ba · 2,168 sqft
Latest sale: $459,900
Latest rent: —
Photo unavailable
431 Campus St
sold · 0.10 mi
Price: $540,000
3 bd / 3 ba · 1,657 sqft
Latest sale: $540,000
Latest rent: —
Photo unavailable
429 Campus St
sold · 0.10 mi
Price: $115,000
— bd / — ba
Latest sale: $115,000
Latest rent: —
Photo unavailable
354 French St
sold · 0.10 mi
Price: $539,900
3 bd / 3 ba · 1,657 sqft
Latest sale: $539,900
Latest rent: —
Photo unavailable
350 French St
sold · 0.11 mi
Price: $625,000
3 bd / 4 ba · 2,395 sqft
Latest sale: $625,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Visible roof edge damage / lifted flashing or shingles that may indicate a major roof defect or imminent leak.
- No visible smoke detectors or carbon monoxide alarms in photographs — NSPIRE failure if not installed.
- Worn/partially deteriorated front porch treads and stair components that present a trip/fall hazard and require repair.
- Overgrown vegetation and yard debris adjacent to structure that can contribute to pests and drainage issues.
Assumptions
- Central HVAC is present and functional because a condenser unit is visible outside; interior furnace/air handler and thermostat are assumed connected but untested.
- Electrical service is present and intact at the meter/disconnect; interior electrical panel exists but was not photographed.
- No active interior roof leaks were photographed, but exterior roof edge damage indicates a risk of leaks and requires inspection and repair.
- Smoke and CO alarms are not installed or not visible in photographs and will need installation to meet NSPIRE requirements.
- Kitchen appliances (stove/refrigerator) are not visible in photos and are assumed missing or not guaranteed; landlord will need to provide appliances for a typical voucher unit unless local policy allows tenant-supplied appliances.
- No evidence of major foundation movement, structural sagging, collapsed ceilings, or severe mold was observed in provided images; none are assumed present beyond what is visible.
- Bathrooms and plumbing fixtures show use and age but are assumed to be operational unless inspection reveals leaks or hot water issues.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,425 | $293,500 | $293,500 |
| 2024 | $2,375 | $293,500 | $293,500 |
| 2023 | $2,291 | $293,500 | $293,500 |
| 2022 | $1,130 | $104,100 | $104,100 |
| 2021 | $1,119 | $104,100 | $104,100 |
| 2020 | $1,207 | $102,900 | $102,900 |
| 2019 | $1,176 | $102,900 | $102,900 |
| 2018 | $1,010 | $65,800 | $65,800 |
| 2017 | $977 | $65,800 | $65,800 |
| 2016 | $958 | $65,800 | $65,800 |
| 2015 | $935 | $65,800 | $65,800 |
| 2014 | $1,028 | $65,800 | $65,800 |
| 2013 | $1,028 | $74,000 | $74,000 |
| 2012 | $987 | $74,400 | $74,400 |
| 2011 | $1,016 | $74,400 | $74,400 |
| 2010 | $845 | $58,700 | $58,700 |
| 2009 | $845 | $58,700 | $58,700 |
| 2008 | $845 | $58,700 | $58,700 |
| 2007 | $839 | $58,700 | $58,700 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2020-09-25 | Sold | $178,000 |
| 2015-01-29 | Sold | $72,000 |
| 2003-04-07 | Sold | $66,476 |
| 2000-06-01 | Sold | $61,000 |
Photo Gallery
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"Total Area Main: 1069",
"Total Area Sqft: 1069",
"Total Area Upper: 0"
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"Visible roof edge damage / lifted flashing or shingles that may indicate a major roof defect or imminent leak.",
"No visible smoke detectors or carbon monoxide alarms in photographs — NSPIRE failure if not installed.",
"Worn/partially deteriorated front porch treads and stair components that present a trip/fall hazard and require repair.",
"Overgrown vegetation and yard debris adjacent to structure that can contribute to pests and drainage issues."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and functional because a condenser unit is visible outside; interior furnace/air handler and thermostat are assumed connected but untested.",
"Electrical service is present and intact at the meter/disconnect; interior electrical panel exists but was not photographed.",
"No active interior roof leaks were photographed, but exterior roof edge damage indicates a risk of leaks and requires inspection and repair.",
"Smoke and CO alarms are not installed or not visible in photographs and will need installation to meet NSPIRE requirements.",
"Kitchen appliances (stove/refrigerator) are not visible in photos and are assumed missing or not guaranteed; landlord will need to provide appliances for a typical voucher unit unless local policy allows tenant-supplied appliances.",
"No evidence of major foundation movement, structural sagging, collapsed ceilings, or severe mold was observed in provided images; none are assumed present beyond what is visible.",
"Bathrooms and plumbing fixtures show use and age but are assumed to be operational unless inspection reveals leaks or hot water issues."
],
"overall_score": 58.0,
"rubric_version": "1.0"
},
{
"summary": "This 4-bed, 2-bath single-family house shows moderate deferred maintenance but no obvious catastrophic structural failure in the provided photos. Major items to address before a Section 8 / NSPIRE inspection: install/verify working smoke detectors and CO alarms, repair/secure front stairs and porch railings, fix visible roof edge uplift, address peeling paint (possible lead-risk remediation per local rules), install outlet covers and verify GFCI protection in kitchen/baths, and supply or confirm working kitchen appliances. With targeted repairs and systems checks this property could pass inspection in roughly 30–60 days; as-is it has several code-level items that would likely cause inspection deficiencies.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Interior shows cosmetic wear (scuffed walls, mixed/patchy flooring, missing outlet cover, transition gaps). Bathrooms functional but dated; pedestal sink and tub surround show age. Front porch paint peeling and wood stairs/show surface deterioration. Kitchen appliances are not visible in photos (likely missing) which reduces turnkey readiness moderately. Overall no obvious catastrophic structural failure visible, but deferred maintenance is apparent and will require cosmetic and some carpentry work to be rent-ready."
},
{
"key": "safety_code",
"label": "Safety & Code Risks",
"score": 45.0,
"rationale": "No smoke detectors or CO alarms visible in photos (NSPIRE requires operational smoke detectors). Porch and front steps show deterioration that could be a trip/fall hazard; exterior railings present but paint peeling. Possible peeling paint on porch/railings (property built 1926) raises potential lead-risk paint concern. GFCI presence in kitchen/baths not visible. Electrical meter/conduit appears intact outside, no exposed live wiring observed. Several code-level items likely require correction before inspection (alarms, GFCIs, stair repairs, outlet covers)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 50.0,
"rationale": "Exterior condenser unit present indicating central A/C (likely HVAC present) and a thermostat is visible inside. Electrical service and meter appear intact at exterior; interior panel not shown. Plumbing fixtures present and appear functional though dated; hot water heater not pictured. Roof has visible edge uplift/damage at a rear corner in photos which indicates repair is needed and could cause leaks if not corrected. Without interior evidence of active leaks or failing systems, score reflects likely working but aging systems and at least minor roof repair."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 55.0,
"rationale": "Vinyl siding and foundation appear generally intact. Yard is overgrown with debris/brush piles near the home and some bare soil/uneven walk paths that present trip hazards and will need cleanup/landscaping. Front stairs/porch paint and wood show wear; some roof edge damage visible. No visible standing water, major foundation cracks, or collapsed elements in provided photos."
}
],
"red_flags": [
"Visible roof edge uplift/damage at rear corner — potential for leaks/major roof failure if unaddressed.",
"No visible smoke detectors/CO alarms in photos — will fail NSPIRE without functioning alarms.",
"Peeling paint on porch and railings on a 1926 house — potential lead-based paint hazard requiring remediation.",
"Deteriorated front steps/porch treads (worn/peeling, some missing finish) — trip/fall hazard and may fail inspection for safe egress."
],
"confidence": 0.7,
"assumptions": [
"No rental history in last 5 years (rental_history_last_5y.status == 'missing') — rental_history_activity excluded from scoring.",
"Central HVAC is present and the exterior condenser is functional (no evidence of interior HVAC failure in photos).",
"Electrical service is connected and operational; no exposed live wiring visible in photos. Interior electrical panel condition unknown.",
"Hot water system exists but was not photographed; assumed functional unless inspections reveal otherwise.",
"Bedroom windows provide required egress dimensions (not measured) — assumed typical single-story window sizes acceptable but must be verified on-site.",
"Lead-based paint risk exists due to year built (1926) and visible peeling paint on porch/railings; lead testing/remediation will be required if children under 6 or local rules apply.",
"Kitchen appliances are not shown and are likely missing or not in good condition; absence reduces turnkey readiness but is not treated as an immediate life-safety failure."
],
"overall_score": 51.0,
"rubric_version": "nsPIRE-2024-v1"
},
{
"summary": "This property is a moderate-risk Section 8 candidate. It has basic systems present (central HVAC, plumbing fixtures) and a generally intact structure, but visible deferred maintenance and code/safety gaps make an initial HCV/NSPIRE inspection likely to fail without targeted repairs. Primary failures expected: missing/incorrect smoke detectors, missing outlet cover plates and likely missing GFCI protection in kitchen/bath, and a roof edge in need of repair. Addressing those safety/code items plus replacing or installing missing appliances, repairing porch stairs/guardrail areas, and clearing yard/debris should get the unit rent-ready within roughly 30-60 days depending on contractor availability and a functional test of HVAC, water heater and electrical panel.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Interior shows mostly intact surfaces but clear cosmetic deferred maintenance: mixed/uneven flooring, scuffed walls, missing outlet covers, simple light fixtures with bare bulbs, worn/peeling paint on porch and steps. Kitchen appliances are not shown (likely missing) which reduces readiness but is a moderate fix. Exterior porch stairs and decking show weathering and paint loss that will require replacement or repair. These are mostly moderate, repair/capital items rather than structural failures."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 45.0,
"rationale": "Several NSPIRE safety items are either missing from photos or visibly noncompliant: no smoke detectors visible in living areas or bedrooms (required), no visible GFCI outlets in kitchen/bath (likely failure point), several outlet/switch cover plates missing, some exterior peeling paint on porch (possible lead-risk given 1926 build year) and roof edge showing lifted/damaged shingles which could indicate water intrusion. Windows appear to provide egress in bedrooms but egress clearances were not measured. Handrails/guardrails exist on main porch but some side steps lack substantial guards. The combination of missing detectors, electrical cover issues and likely missing GFCI create a realistic risk of an initial inspection fail."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 60.0,
"rationale": "A central exterior HVAC condensing unit and interior ceiling register are visible, indicating an installed HVAC system (positive). Plumbing fixtures (toilet, pedestal sink, tub/shower) are present but show wear; functionality not verified in photos. Water heater and electrical panel are not shown. Roof condition shows a lifted/damaged edge at one corner which could affect roof integrity and lead to leaks; this reduces score. Overall systems appear present but unverified and in need of functional checks and likely minor repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Siding appears intact and foundation is continuous concrete with no obvious large cracks in provided photos. Yard is overgrown with debris and brush along property edges and there are tree stumps/branches that need clearing. Walkways/driveway are dirt/grass and may be uneven; front porch balustrade exists but paint is peeling and some decking/stair treads are weathered. No obvious signs of major foundation movement or collapsed structures in images."
}
],
"red_flags": [
"Visible roof edge damage/lifted shingles at a corner — potential source of leaks and structural water damage.",
"No visible smoke detectors in photos — likely automatic fail if absent or improperly located.",
"Missing outlet cover plates and potential non-GFCI outlets in kitchen/bath — electrical safety/code failures likely.",
"Peeling/poor condition paint on porch and stairs — possible lead-paint hazard and trip/handrail deterioration risk."
],
"confidence": 0.6,
"assumptions": [
"No smoke or carbon monoxide detectors were visible in photos; assume none or not properly located/installed.",
"Kitchen appliances (stove/fridge) are not visible in listing photos and are likely missing or not guaranteed; absence reduces tenant readiness but is a moderate repair item.",
"Central HVAC is present and likely functional because an outdoor condenser and interior supply register are visible; however no service records or operational check provided.",
"Water heater and electrical panel are not shown; assume present but unverified and will need functional verification.",
"Windows pictured provide acceptable egress dimensions typical of double-hung windows; exact dimensions and sill heights unknown.",
"Peeling/old paint on exterior porch and stairs may present a lead-paint risk given 1926 construction; interior peeling paint not observed but could exist in non-photographed areas.",
"No major foundation movement, ceiling sagging, active standing water, or large mold stains were visible; thus structural collapse or severe mold not assumed from photos alone."
],
"overall_score": 55.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "410 Mill Rd, Charlotte, NC, 28216",
"aggregate": {
"summary": "Moderate deferred maintenance and a few safety/system concerns. The property is not turnkey but is likely able to pass an initial HCV/NSPIRE inspection after a moderate scope of work (repairs and safety items) estimated at 30–60 days. Key actions before inspection: install/verify smoke and CO alarms, repair roof edge/flashings to prevent leaks, fix/replace damaged porch treads and handrail components, install outlet covers and test/verify electrical panel and GFCI protection in kitchen/baths, confirm HVAC and hot water operation, provide required appliances or document availability. Cosmetic work and yard cleanup are needed but are not inspection-blocking once safety items are corrected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 58.3,
"rationale": "Interior appears largely intact with recent-looking replacement flooring in some rooms, painted walls, and functioning doors. Visible issues are cosmetic and normal deferred maintenance: scuffed walls, peeling paint on porch and steps, worn porch treads, some flooring transitions that need repair, missing outlet covers and at least one bare light fixture. No obvious collapsed ceilings, severe mold, or exposed subfloor in photos. Listing is 'as-is' which indicates additional unseen cosmetic repairs likely. Missing kitchen appliances are not shown; absence of refrigerator/stove will moderately impact readiness but is a capital/item fix rather than structural. Overall these are primarily cosmetic/finish repairs and moderate maintenance."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 58.3,
"rationale": "Siding and trim appear serviceable (vinyl siding in place). Front porch and stairs show wear and peeling paint; some porch members and treads will need repair or replacement to bring to safe/rent-ready condition. Yard shows overgrown vegetation and a pile of brush/yard debris on the side of the lot; some site cleanup and grading may be required to prevent pests and ensure proper drainage. There is vegetation near the structure which may contribute to moisture or pest risk if not cleared. Drive/parking area is dirt/gravel and acceptable for many rentals but will need grading/clearing for safe access. No obvious major foundation cracking or standing water visible in supplied photos."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 48.3,
"rationale": "Several NSPIRE safety items are uncertain or missing from photos: no smoke detectors or carbon monoxide devices are visible in living areas or bedrooms; outlet/GFCI protection in kitchens/baths cannot be confirmed; bedroom windows appear to be egress-capable but exact sizing is unverified. The front porch has guardrail and handrail present but paint/weathering and worn treads raise safety/maintenance concerns; stair treads appear uneven/worn and the lower step shows deterioration. There is evidence of roof edge damage (lifted/flapping shingles or flashing) at the rear/side which increases the risk of leaks. Plumbing fixtures are present and functional appearance is typical, but exposed supply/discharge piping under pedestal sink is visible and should be checked for leaks. No visible life‑threatening exposed wiring was seen in photos, and the exterior HVAC disconnect and meter appear present and intact. Because of the missing/uncertain smoke detectors and roof-edge damage, safety compliance risk is moderate."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 53.3,
"rationale": "An exterior HVAC condensing unit is visible, indicating central HVAC is likely present (positive). Electrical service and meter are present at the exterior; the interior electrical panel is not shown and GFCI protection is not confirmed. Plumbing appears installed (working toilets, pedestal sink, bathing units) but fixtures are dated; the water heater is not shown. The roof shows localized edge damage and lifted/peeling flashing/shingles in photos — this suggests possible active or near-term roof problems that could lead to water intrusion. The foundation appears intact from photos (raised concrete/crawlspace) but full structural inspection would be needed. Because roof damage is an elevated systems concern and interior electrical/water heater condition is unknown, score is reduced to reflect moderate system risk."
}
],
"red_flags": [
"Visible roof edge damage / lifted flashing or shingles that may indicate a major roof defect or imminent leak.",
"No visible smoke detectors or carbon monoxide alarms in photographs — NSPIRE failure if not installed.",
"Worn/partially deteriorated front porch treads and stair components that present a trip/fall hazard and require repair.",
"Overgrown vegetation and yard debris adjacent to structure that can contribute to pests and drainage issues."
],
"confidence": 0.86,
"assumptions": [
"Central HVAC is present and functional because a condenser unit is visible outside; interior furnace/air handler and thermostat are assumed connected but untested.",
"Electrical service is present and intact at the meter/disconnect; interior electrical panel exists but was not photographed.",
"No active interior roof leaks were photographed, but exterior roof edge damage indicates a risk of leaks and requires inspection and repair.",
"Smoke and CO alarms are not installed or not visible in photographs and will need installation to meet NSPIRE requirements.",
"Kitchen appliances (stove/refrigerator) are not visible in photos and are assumed missing or not guaranteed; landlord will need to provide appliances for a typical voucher unit unless local policy allows tenant-supplied appliances.",
"No evidence of major foundation movement, structural sagging, collapsed ceilings, or severe mold was observed in provided images; none are assumed present beyond what is visible.",
"Bathrooms and plumbing fixtures show use and age but are assumed to be operational unless inspection reveals leaks or hot water issues."
],
"score_method": "mean_of_criteria",
"overall_score": 54.5,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5993298421"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.