Property ID: 6259969654
7718 Coffey Creek Dr, Charlotte, NC, 28273
Charlotte, NC
Money Down: $67,176
CoC Return: -6.96%
Monthly Cash Flow: $-389
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,980
Closing Costs
$11,196
Total Down
$67,176
Investment Snapshot
Purchase Price
$279,900
Money Down
$67,176
Cash-on-Cash Return
-6.96%
Rent
$1,453
Monthly Cash Flow
$-389
Annual Cash Flow
$-4,672
Debt Service / Mo
$1,490
Property Tax / Mo
$110
Insurance / Mo
$97
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,453
Payment Standard
$1,778
Rent
$1,453
Insurance
$97
Property Tax
$110
Management
$145
Utilities Allowance
$325
NOI (Monthly)
$1,100
Debt Service
$1,490
Cash Flow After Debt
$-389
Quality Score: 65.30%
Confidence: 84.00%
Overall the house appears serviceable and near rent-ready with mostly cosmetic and verification items. Key positive items: functioning kitchen appliances present, generally clean interiors, intact exterior siding and driveway. Primary inspection risks are the ceiling water stain (possible active leak) and exposed subfloor in the sunroom; additionally, smoke/CO detectors and GFCI protection are not visible in photos and must be installed/confirmed. With targeted repairs (roof/leak remediation, finish the sunroom floor, install/confirm required alarms and GFCI outlets, address any minor electrical/plumbing items) this property is likely to pass an initial HCV/NSPIRE inspection within ~30 days.
Section 8 Payment Standard
$1,778
Utility Allowance Total
$325
Guaranteed Section 8 Rent (PS - Utilities)
$1,453
Property Management
$145
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$279,900
Beds
2
Baths
2
Living Area
1,303 sqft
Lot Size
25,700 sqft
Year Built
1986
Days on Market
18
Capital Outlay
$67,176
Debt Service
$1,490
Property Tax / Mo
$110
Insurance / Mo
$97
Property Description
Cute 2 bedroom 2 bath in private cul-de-sac close to airport. This sale is being monitored by the Mecklenburg County Court and is not a foreclosure sale. Sold with free and clear title. 5% minimum earnest money required and subject to 10 day upset bid period with the court. Please contact your REALTOR today for more information on these types of sales and a showing. Please note, the listing company does NOT engage in dual agency and solely represents the seller.
Utility Allowances
Air Conditioning
$16
Selected based on the property having 'Central Air' and the 2-bedroom allowance from the schedule.
Cooking
$11
Natural gas selected as the fuel type. This is consistent with the heating fuel choice and is a common utility in the area.
Gas Service Fee
$11
Added as natural gas is assumed for heating, cooking, and water heating.
Heating
$71
Natural gas selected. The property has 'Central' heating; natural gas is a common fuel source and the more expensive option compared to an electric heat pump, as per the rules.
Other Electric
$65
Standard allowance for lighting, outlets, and miscellaneous electric use for a 2-bedroom unit.
Range/Stove
$11
Included as a tenant-owned appliance because the property details list 'Appliances: None'.
Refrigerator
$12
Included as a tenant-owned appliance because the property details list 'Appliances: None'.
Sewer
$76
Selected based on the property description confirming 'Public Sewer' and the 2-bedroom allowance.
Water
$24
Selected based on the property description confirming 'City' water source and the 2-bedroom allowance.
Water Heating
$28
Natural gas selected as the fuel type, which is consistent with the assumed heating fuel and is the more expensive option.
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$1,029
DP3 Annual Estimate$1,295
DP1 Monthly Equivalent$86
DP3 Monthly Equivalent$108
Replacement Value$225,300
Basis1,303 sqft / 1986
Nearby Houses
Photo unavailable
2900 Olde Whitehall Rd
sold · 0.06 mi
Price: $211,000
3 bd / 3 ba · 1,805 sqft
Latest sale: $211,000 on Oct 22, 2019
Latest rent: $1,295 on Sep 30, 2017
Photo unavailable
2911 Olde Whitehall Rd
sold · 0.07 mi
Price: $200,000
3 bd / 2 ba · 1,455 sqft
Latest sale: $200,000 on Jun 13, 2018
Latest rent: —
Photo unavailable
7310 Little Buggy Ln
sold · 0.08 mi
Price: $200,000
3 bd / 3 ba · 1,812 sqft
Latest sale: $200,000 on Jul 05, 2018
Latest rent: —
Photo unavailable
7304 Little Buggy Ln
sold · 0.08 mi
Price: $215,000
4 bd / 3 ba · 2,044 sqft
Latest sale: $215,000 on Oct 26, 2018
Latest rent: —
Photo unavailable
2827 Olde Whitehall Rd
sold · 0.09 mi
Price: $236,000
4 bd / 3 ba · 1,986 sqft
Latest sale: $236,000 on Sep 17, 2019
Latest rent: —
Photo unavailable
7313 Little Buggy Ln
sold · 0.10 mi
Price: $190,000
3 bd / 2 ba · 1,837 sqft
Latest sale: $190,000 on Sep 25, 2020
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Ceiling water stain/patch in living area — potential active leak (requires source identification and repair)
- Exposed/unfinished plywood subfloor in sunroom — exposed subfloor is an NSPIRE red flag and needs finished flooring or repair
Assumptions
- Presence of central HVAC is inferred from visible supply/return vents; no equipment was photographed but system is assumed present and operable until proven otherwise.
- Kitchen appliances shown (range, microwave, refrigerator) are assumed functional but have not been tested; missing washer/dryer not required for passing but not pictured.
- No smoke detectors or CO alarms were visible in the photos; assessment assumes they may be missing or not properly located and will need verification/installation.
- Water heater, electrical panel and main plumbing lines were not photographed; assessment assumes typical 1986-updated systems with unknown service history.
- Ceiling stain is assumed to be from a roof or plumbing leak; condition could be either an old repaired stain or an active leak — treated conservatively as a potential active leak until verified.
- Bedrooms’ windows are assumed to meet egress requirements based on visible size; exact measurements not available.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,287 | $290,300 | $290,300 |
| 2024 | $1,252 | $290,300 | $290,300 |
| 2023 | $3 | $290,300 | $290,300 |
| 2022 | $1,019 | $185,300 | $185,300 |
| 2021 | $1,008 | $185,300 | $185,300 |
| 2019 | $985 | $185,300 | $185,300 |
| 2018 | $888 | $124,200 | $124,200 |
| 2017 | $866 | $124,200 | $124,200 |
| 2016 | $857 | $124,200 | $124,200 |
| 2015 | $830 | $121,900 | $121,900 |
| 2014 | $1,627 | $121,900 | $121,900 |
| 2013 | $1,627 | $121,900 | $121,900 |
| 2012 | $1,560 | $122,500 | $122,500 |
| 2011 | $1,595 | $122,500 | $122,500 |
| 2010 | $1,579 | $117,100 | $117,100 |
| 2009 | $1,579 | $117,100 | $117,100 |
| 2008 | $1,579 | $117,100 | $117,100 |
| 2007 | $1,576 | $117,100 | $117,100 |
Sale History
| Date | Event | Price |
|---|---|---|
| 1986-09-24 | Sold | $71,000 |
Photo Gallery
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"category": "Exterior and Lot Features",
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"High School: Unspecified",
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"County: Mecklenburg",
"Source Property Type: Residential",
"Source Neighborhood: Olde Whitehall",
"Parcel Number: 201-291-61",
"Postal Code Plus 4: 3112",
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"label": "Major systems & mechanical condition",
"score": 60.0,
"rationale": "Central HVAC supply/return vents visible in ceilings, indicating forced-air system likely present (no furnace/AC equipment shown). Kitchen appliances (range, microwave, refrigerator) are present which reduces readiness time. Roof shingles appear intact in photos but ceiling stain indicates at least one past roof or plumbing leak — this elevates risk to roof/plumbing/water heater systems until source is confirmed repaired. Electrical panel, water heater and mechanical service condition not shown and must be verified. Given visible vents and otherwise intact finishes, systems appear functional but require verification and leak-source remediation."
},
{
"key": "exterior_site",
"label": "Exterior, yard and site condition",
"score": 75.0,
"rationale": "Exterior siding and gutters appear intact, foundation brick/painted concrete visible and in reasonable condition. Driveway has minor cracks and the small front steps/porch look serviceable with a railing present. Yard is maintained but shows some patchy turf. Rear deck/steps exist (some wear) and sunroom roof area near side shows evidence of previous issues correlated with interior ceiling stain. No visible standing water or major foundation displacement in the provided photos."
}
],
"red_flags": [
"Ceiling water stain/patch in living area — potential active leak (requires source identification and repair)",
"Exposed/unfinished plywood subfloor in sunroom — exposed subfloor is an NSPIRE red flag and needs finished flooring or repair"
],
"confidence": 0.65,
"assumptions": [
"Presence of central HVAC is inferred from visible supply/return vents; no equipment was photographed but system is assumed present and operable until proven otherwise.",
"Kitchen appliances shown (range, microwave, refrigerator) are assumed functional but have not been tested; missing washer/dryer not required for passing but not pictured.",
"No smoke detectors or CO alarms were visible in the photos; assessment assumes they may be missing or not properly located and will need verification/installation.",
"Water heater, electrical panel and main plumbing lines were not photographed; assessment assumes typical 1986-updated systems with unknown service history.",
"Ceiling stain is assumed to be from a roof or plumbing leak; condition could be either an old repaired stain or an active leak — treated conservatively as a potential active leak until verified.",
"Bedrooms’ windows are assumed to meet egress requirements based on visible size; exact measurements not available."
],
"overall_score": 65.0,
"rubric_version": "nsPIRE_v1_photo_assessment_2026-03"
},
{
"summary": "This 2BR/2BA single-family appears mostly sound and likely could pass a Section 8/HCV initial inspection after addressing a short list of items. Primary concerns are verifying and installing required smoke detectors and GFCI protection, confirming no active roof/plumbing leaks (ceiling stain), repairing the patched ceiling and the unfinished plywood flooring in the sunroom, and minor deck/step/handrail repairs. Major systems (HVAC, plumbing, electrical) were not photographed directly but show no visible critical failure. Expect minor-to-moderate work; likely rent-ready within 2-6 weeks if no hidden mechanical issues are discovered.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Interior appears generally clean with updated kitchens and baths and functioning appliances visible (stove, fridge). Hardwood floors are in good condition in main living areas, but one room shows unfinished/plywood floor. There are cosmetic issues (patch on ceiling, minor wall/trim scuffs, worn deck steps) that require repair. Missing cosmetic finishes and ceiling repair reduce turnkey readiness but are repairable without major structural work."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 55.0,
"rationale": "No obvious exposed wiring or open electrical panels in photos. Central HVAC vents visible. However, no smoke detectors are clearly visible in hallways or bedrooms in photos (required), GFCI presence is not confirmed, and the patched/ stained ceiling indicates a prior or current water intrusion risk that could hide mold or structural damage. Front/side entry deadbolt is not visible in images and one set of small steps/entry may lack a continuous handrail. These items create inspection risk and require verification/straightforward fixes."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, plumbing, electrical)",
"score": 65.0,
"rationale": "Roof appears intact from photos with no obvious sagging or missing large sections of shingles; gutters present. Central HVAC supply registers are visible indicating an installed forced-air system. Bathrooms and kitchen fixtures appear functional and neutrally renovated. Water heater, furnace, and electrical panel are not shown so their condition is assumed serviceable; absence of visible mechanical failures lowers confidence slightly. Ceiling stain suggests past leak that should be traced to roof/plumbing before rental."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Vinyl siding and brick skirt look intact, yard slopes away reasonably, and driveway is serviceable though shows cracking. Small front porch/steps and rear deck show wear and need paint/maintenance; side access steps appear intact. No visible major foundation movement or standing water in photos. Overall curb and site are acceptable with minor maintenance."
}
],
"red_flags": [
"Ceiling water stain / patched area visible — possible prior or active leak (requires investigation).",
"Exposed/unfinished plywood flooring in a room (sunroom) — visible subfloor/finish missing.",
"No visible smoke detectors in photos (hallways/bedrooms) — NSPIRE critical item.",
"Soot/soiling in fireplace opening; chimney/fireplace condition unknown (requires inspection)."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC is present and operational (supply vents visible); specific unit condition not shown.",
"Water heater and electrical panel are present and functional but were not photographed; assumed serviceable.",
"Appliances shown (stove, refrigerator, microwave) are included and operable.",
"No active roof leak is confirmed; ceiling stain/patch is from a past leak but could be active — needs verification.",
"Smoke and CO alarms are not visible in photos; assume not installed or not in code-compliant locations until confirmed.",
"Bedrooms have standard egress windows (tall windows visible) though exact measurements not provided.",
"Front entry may or may not have a deadbolt; not visible in photos so compliance must be confirmed.",
"No obvious pest infestation present in photos."
],
"overall_score": 62.0,
"rubric_version": "1.0"
},
{
"summary": "Overall this 2BR/2BA single-family home appears largely serviceable and close to Section 8 / NSPIRE readiness. Kitchen and bathrooms are updated and appliances are present; major visible structural items are not evident. Primary concerns that should be addressed before inspection: investigate and repair the ceiling stain (source of water intrusion), finish/replace the exposed subfloor in the sunroom/room with plywood, install/verify smoke and CO detectors, add/repair deck handrail, and obtain basic checks of HVAC, water heater, and electrical panel. With these moderate items resolved it is likely to pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior appears mostly clean and well-maintained: updated kitchen and bathrooms, intact cabinetry, hardwood floors in primary rooms and good cosmetic condition. Visible issues: an interior room/sunroom shows exposed plywood/subfloor (needs finished flooring), ceiling patch/stain above main living area (evidence of past or ongoing leak), and minor exterior/deck wear. Missing major appliances are not an issue (fridge and stove are present). These are mostly moderate/cosmetic repairs and replacement/finishing work rather than structural."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 65.0,
"rationale": "No obvious exposed wiring or open electrical panel in photos. Central HVAC supply registers present. However: no smoke detectors or CO alarms are visible in images (required), ceiling stain suggests possible active/recurring water intrusion (safety/code risk), exterior deck steps appear to lack a visible handrail, and fireplace shows heavy soot (chimney needs inspection/cleaning). GFCI locations and deadbolt presence not verifiable from photos. These unknowns lower the safety score; most issues appear remediable but require verification."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 70.0,
"rationale": "Photos show central HVAC vents and duct registers (indicating forced-air system present). Kitchen appliances (electric range, microwave, refrigerator) are in place. Bathrooms and plumbing fixtures look functional and updated. Roof shingles visible in exterior photos look generally intact, but interior ceiling staining indicates at least one water penetration event that requires investigation (roof flashing/vent or plumbing). Water heater and electrical panel not shown; assumed serviceable but unconfirmed. Overall systems appear in fair/good condition pending inspection and testing."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Siding, foundation brick/sill and roofline look intact in photos. Gutters present. Driveway has surface cracking but is functional. Yard is maintained but landscaping is minimal. Exterior rear/side deck steps may be missing a handrail and should be brought up to code. No obvious standing water, major foundation cracks, or visible infestation in provided photos."
}
],
"red_flags": [
"Exposed subfloor/unfinished flooring in a living area (sunroom) — requires repair or finishing.",
"Interior ceiling staining/patch above main living area — evidence of prior or active water intrusion; source must be identified and repaired.",
"Exterior deck/steps appear to lack a required handrail — safety hazard and likely inspection failure if not installed.",
"No visible smoke detectors or CO alarms in photos — must be installed/verified for NSPIRE compliance.",
"Sooted fireplace/chimney requires inspection/cleaning to ensure safe operation if provided as a tenant amenity."
],
"confidence": 0.65,
"assumptions": [
"Photos are recent and representative of current condition (timestamps in photos show date).",
"Central HVAC is present and functional (supply registers visible), though not tested.",
"Water heater and electrical panel exist and are serviceable though not shown.",
"Bedrooms have standard egress windows (windows in bedrooms appear full-size) but exact egress compliance not verified from photos.",
"No active mold growth is visible in photos; staining indicates water intrusion but not confirmed active mold.",
"Sunroom/one room shows exposed plywood subfloor in photo and will require finished flooring to meet typical habitability expectations.",
"Absence of visible smoke/CO detectors in photos is treated as 'not confirmed' and will require installation/verification."
],
"overall_score": 70.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "7718 Coffey Creek Dr, Charlotte, NC, 28273",
"aggregate": {
"summary": "Overall the house appears serviceable and near rent-ready with mostly cosmetic and verification items. Key positive items: functioning kitchen appliances present, generally clean interiors, intact exterior siding and driveway. Primary inspection risks are the ceiling water stain (possible active leak) and exposed subfloor in the sunroom; additionally, smoke/CO detectors and GFCI protection are not visible in photos and must be installed/confirmed. With targeted repairs (roof/leak remediation, finish the sunroom floor, install/confirm required alarms and GFCI outlets, address any minor electrical/plumbing items) this property is likely to pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 66.7,
"rationale": "Interior and kitchen appear generally clean and recently updated (granite counters, painted cabinets, working-range and fridge present). Hardwood/laminate floors in main rooms look serviceable. Visible issues: ceiling stain/patch in living area (evidence of past or ongoing water intrusion), sunroom shows exposed plywood subfloor (unfinished/needs flooring), some cosmetic wall/trim touch-up and window treatments. Missing minor trim/finish work and cosmetic repairs only; appliances present so missing-appliance penalty not applicable. Overall repair needs are minor-to-moderate and mostly cosmetic/capital work."
},
{
"key": "exterior_site",
"label": "Exterior, yard and site condition",
"score": 73.3,
"rationale": "Exterior siding and gutters appear intact, foundation brick/painted concrete visible and in reasonable condition. Driveway has minor cracks and the small front steps/porch look serviceable with a railing present. Yard is maintained but shows some patchy turf. Rear deck/steps exist (some wear) and sunroom roof area near side shows evidence of previous issues correlated with interior ceiling stain. No visible standing water or major foundation displacement in the provided photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 58.3,
"rationale": "Several NSPIRE-relevant items not visible or uncertain from photos: no smoke detectors or CO alarms are visible (required), deadbolt presence on exterior doors not confirmed, GFCI protection near kitchen/bath outlets not evident from images. Positive observations: windows in bedrooms appear large enough for egress and there are no visible exposed electrical wires or obvious trip hazards in the photos. Negative observations raising risk: ceiling water stain (potential active leak risk) and exposed subfloor in sunroom (trip hazard/exposed substrate). These create inspection risk that would likely require repair before passing if not corrected/verified."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 65.0,
"rationale": "Central HVAC supply/return vents visible in ceilings, indicating forced-air system likely present (no furnace/AC equipment shown). Kitchen appliances (range, microwave, refrigerator) are present which reduces readiness time. Roof shingles appear intact in photos but ceiling stain indicates at least one past roof or plumbing leak — this elevates risk to roof/plumbing/water heater systems until source is confirmed repaired. Electrical panel, water heater and mechanical service condition not shown and must be verified. Given visible vents and otherwise intact finishes, systems appear functional but require verification and leak-source remediation."
}
],
"red_flags": [
"Ceiling water stain/patch in living area — potential active leak (requires source identification and repair)",
"Exposed/unfinished plywood subfloor in sunroom — exposed subfloor is an NSPIRE red flag and needs finished flooring or repair"
],
"confidence": 0.84,
"assumptions": [
"Presence of central HVAC is inferred from visible supply/return vents; no equipment was photographed but system is assumed present and operable until proven otherwise.",
"Kitchen appliances shown (range, microwave, refrigerator) are assumed functional but have not been tested; missing washer/dryer not required for passing but not pictured.",
"No smoke detectors or CO alarms were visible in the photos; assessment assumes they may be missing or not properly located and will need verification/installation.",
"Water heater, electrical panel and main plumbing lines were not photographed; assessment assumes typical 1986-updated systems with unknown service history.",
"Ceiling stain is assumed to be from a roof or plumbing leak; condition could be either an old repaired stain or an active leak — treated conservatively as a potential active leak until verified.",
"Bedrooms’ windows are assumed to meet egress requirements based on visible size; exact measurements not available."
],
"score_method": "mean_of_criteria",
"overall_score": 65.3,
"rubric_version": "nsPIRE_v1_photo_assessment_2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6259969654"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.