0.24 miRenovated
MLS Sold$374k
$271/sf
2323 Birchwood Ave, Charlotte NC
- 4 bd · 2 ba
- 1,380 sqft · built 1979
- Sold 51d ago · 60d on market
Subject is 110 sqft larger
Selected because all three are renovated, match the single family layout, and lack distinguishing premium features (no pool, no garage upgrades), keeping them tight to the subject. All three closed within the last 4 months and within 0.44mi of the subject.
Max allowable offer
$123,900
65% of ARV − repairs − fee
Open negotiation around $116,500
After repair value
$426,000
Est. repairs
$143,000
Sale to buyer
$133,900
Leod suggests 65% MAO for this submarket
Based on submarket trends — recent sub-MAO buyer activity and a stable for-sale regime in this ZIP support a 65% rule.
Inputs
Max allowable offer (% of ARV)
The 3 strongest comps Leod selected to value this property.
$374k
$271/sf
2323 Birchwood Ave, Charlotte NC
Subject is 110 sqft larger
$484k
$329/sf
9362 Riverbend Ct, Charlotte NC
Very close to subject size
$459k
$304/sf
8345 Sunset Dr, Charlotte NC
Very close to subject size
Standard adjustments applied for differences between each comp and the subject.
ARV rolled up from the 3 selected comparables, with adjustments applied.
Estimated ARV range
$351,000 – $470,000
Avg square feet
1,453 sqft
Subject 1,490 sqft
Price per sqft
$293/sf
Weighted across comps
Avg bedrooms
3
Subject 2
Avg bathrooms
2
Subject 1
Avg lot size
0.17 ac
Subject 0.21 ac
Avg year built
1972
Subject 1976
Avg distance
0.3 mi
From subject
Avg months sold
3 mo
Recency-weighted
Notes