Analyst Summary
What this property does
100 Chadmore Drive is a full-brick ranch on 0.7 acres in the Heritage Woods neighborhood of SouthPark, Charlotte. The split floor plan - upper 2BR/2BA plus lower 2BR/1BA - enables three independent revenue configurations: upper unit alone, lower suite alone, or the entire 4BR/3BA home. Stays Optimized runs all three listings simultaneously, routing bookings to maximize occupancy and net income across the calendar year. The three-listing strategy nets $68,000 annually versus a $35,800 LTR baseline - a $32,200 annual premium. The property sits in Charlotte-Mecklenburg's top-rated school district corridor, on a quiet cul-de-sac with no through traffic. Designer renovation completed 2025: sage green cabinetry chef's kitchen, marble bathrooms, luxury vinyl plank flooring throughout, elevated deck, stamped concrete patio, and fully fenced 0.7-acre backyard.
Why it outperforms
The split floor plan creates a structural advantage that single-configuration properties cannot replicate. Three listings capture three distinct guest profiles simultaneously: couples and corporate travelers on the upper unit, work crews and extended-stay guests on the lower suite, and large families and event groups on the entire home. The 0.7-acre fenced lot with safe cul-de-sac placement is rare in the Charlotte suburban STR market, commanding a direct premium over city-center listings for family travel. Charlotte's corporate backbone - Bank of America, Truist, Lowe's, Duke Energy - drives consistent weekday occupancy. FIFA World Cup 2026 and MLB All-Star 2026 create premium surge windows for the whole-home listing.
Pricing Strategy
12-month strategic pricing calendar
Comparable Properties
Verified comparable listings
Big 4 Bedroom - All King Beds
Charlotte Stays Estate ADR projected +28% higher at $195 for the whole-home listing.
Art Deco Gem in Waverly - 4BR
Charlotte Stays Estate's 0.7-acre lot plus split-listing strategy creates a higher revenue ceiling.
Cozy Home w/ Pool + Chef's Kitchen
Charlotte Stays Estate's 0.7-acre lot is a clear path to this tier - hot tub addition accelerates arrival.
Charlotte Stays Estate - 3-Listing Target
Stays Optimized 3-listing strategy. 87% occupancy vs 59% market average.
Year-1 Tax Strategy
STR tax advantages
All three active listings qualify for STR deductions on mortgage interest, property taxes, insurance, and depreciation pro-rated to rental days.
Designer renovation costs (kitchen, bathrooms, flooring, deck, patio) add to property cost basis. Eligible for depreciation over 27.5 years or accelerated via cost segregation.
If the lower suite qualifies as a separate dwelling unit for tax purposes, it may be treated as a distinct rental property, enabling separate depreciation schedules and expense tracking.
Optimization Blueprint
Launch roadmap
- →Maintain all three listings simultaneously. Route bookings via Stays Optimized booking logic to maximize calendar fill.
- →L1 (Upper): Target couples, corporate, medical at $215 ADR. Keep minimum stay 2 nights weekday, 3 nights weekend.
- →L2 (Lower): Target work crews, extended stays, budget families at $165 ADR. Monthly rates for insurance displacement.
- →L3 (Estate): Price $240-$280 for FIFA World Cup 2026 and MLB All-Star group bookings. Block dates early.
- →Hot tub addition on 0.7-acre lot elevates to 'Cozy w/ Pool' comp tier at $225+ ADR - clearest upside lever.
- →BBQ, yard games, and outdoor furniture already in place. Deck and patio photos should lead listing photo sequence.
- Data captured
- June 2026
- Deductions
- Management fee only (20%). Platform fees, cleaning, and insurance are guest-charged.
- Comp methodology
- Comps sourced from AirDNA and Rabbu, verified active on Airbnb. Homes.com and Realtor.com used for LTR cross-validation. Transparent used for market supply analysis.
- Tax notes
- No state occupancy tax explicitly modeled; Charlotte/Mecklenburg STR permit requirements referenced. FIFA World Cup 2026 summer premium modeled and included.
PropertyIQ performance analysis prepared by Stays Optimized LLC. Projections are forward-looking estimates based on comparable market data and Stays Optimized management history. They do not constitute a guarantee of income. Short-term rental licensing requirements vary by municipality - consult local regulations before purchasing. Consult a licensed real estate professional before making any purchase decision. MLS #4365375. Listed April 3, 2026. $749,800 asking price.