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Market Research · Charlotte, NC

Oakhurst Neighborhood Intelligence Report

A six-section neighborhood profile of Oakhurst (ZIP 28205), Charlotte's southeast inner ring, built to underwrite a 2bd/2ba duplex value-add acquisition. The report covers neighborhood overview, market trends, demographics, schools and amenities, investment potential, and a full risk summary.

• MarketOakhurst / East Charlotte · ZIP 28205
• Asset Type2bd/2ba Duplex · Value-Add
• Length10 pages · 6 sections
• Data StandardEvery figure tagged Sourced, Estimate, or Analyst Input

Section 02–04 · Findings

A Submarket Outperforming Its Own City

The 28205 ZIP is diverging from the broader Charlotte market. Median sale price reached $512,000 in February 2026, up 4.3% year-over-year, while Charlotte citywide posted its first YoY dip since January 2024 at −0.5%. The driver is structural: a mature neighborhood footprint with almost no developable land left, keeping inventory tight even as citywide supply climbed 12.7%.

• Median Sale Price$512,000 · +4.3% YoY (vs. $404,000 citywide)
• Days on Market68 days · moderately liquid
• TenureRenter-occupied majority · 25–40 age cohort
• 2BR Rent$1,331/mo apt · $1,600–$1,900 renovated duplex
• ZoningR-4, multi-family use legally supported

Section 05–06 · Risk & Positioning

Location Risk Low. Execution Risk Is Where Deals Break.

The report rates eleven risk categories and reaches a specific conclusion: the primary risks in this market are asset-specific, not location-based. A 1940s-vintage structure carries HIGH renovation, electrical, and plumbing risk. Knob-and-tube wiring alone runs $8K–$25K+ to remediate. The report closes with a pre-offer due diligence checklist covering inspection, permit history, deed chain, and a stress-tested renovation budget.

• Location RiskLOW, appreciation is structural
• Execution RiskMED–HIGH, scales with due diligence
• Contingency Advised15–20% of renovation budget
• VerdictTier 1 Charlotte submarket for small-format multifamily

Strategy Packet · Page 04

Six competing facilities across North Carolina and Maryland, benchmarked on access, programming, and how each one actually makes money. That baseline is what every pricing decision in this packet is measured against.

Strategy Packet · Page 07

Five moves, in order. Pricing, scheduling, marketing, partnerships, consistency. The sequence that turns a full training calendar into a business that keeps earning without the owner in the room.

Strategy Packet · Financial Model, Page 02

Year 1 built month by month: $100,209 in revenue, split 57% open slots and 43% memberships, with every assumption stated on the page and the lease deliberately left out so the owner sees gross earning power first.

Working Model · 10-Yr Pro Forma

Ten years, line by line, straight out of the workbook. Income, operating expenses, NOI, debt service and DSCR. Every figure is a live formula the client can trace and edit, not a hard-coded number in a slide.

Working Model · Break-Even Analysis

Break-even needed 6.6 of 6 units occupied. The sheet flags each test pass or fail against the deal as offered. That was the finding that ended this conversation and saved the client a six-figure mistake.

Working Model · Sensitivity Analysis

Three grids stress-testing price, rate, vacancy and rents. Colour-coded so the safe range is visible at a glance. On this deal, the levered IRR table comes back red in all twenty-five cells.