AI Land Feasibility Report — 3306 Weeping Willow Dr NW, Concord, NC 28027

Feasibility Rating: VIABLE URBAN INFILL SINGLE-FAMILY LOT WITH COMMON-OWNER BLA UPSIDE (8.6 / 10) · Recommendation: BUY WITH BOUNDARY LINE ADJUSTMENT OR CDO §13.1.2.A NONCONFORMING LOT CLEARANCE ($30,000–$50,000 Acquisition Basis · $425,000 Single-Family Exit) · Evaluated: November 4, 2026
Jurisdiction: City of Concord Corporate Limits (Cabarrus County) · Subdivision: S. W. Colerider Jr. (P/O Lot 12 · Plat Book 7, Page 34) · Zoning: RM-2 (Residential Medium Density) · Flood Hazard: FEMA Zone X (0.0% SFHA)

1. Executive & Development Summary

The subject property is a 0.1727-acre (7,522.29 sq ft) rectangular residential infill parcel located at 3306 Weeping Willow Dr NW, Concord, NC 28027 (Cabarrus County Account 140798, PIN 5611-31-5391, PIN14 56113153910000, Real ID 02-008 -0012.00), legally described as Part of Lot 12 of the S. W. Colerider Jr. Subdivision (recorded in Plat Book 00007, Page 00034, Tax Neighborhood YMCA, NBH_NUM: 25002). Situated inside the corporate limits of the City of Concord (CODE: CN, ETJ: no, Fire ISO Class 1 District) just 0.10 driving miles (1 minute) north of the $425,000 new-construction sale at 3301 Eva Dr NW and 2.4 driving miles (6 minutes) east of I-85 Exit 54 (George W. Liles Pkwy NW), the property features 51.47 linear feet of direct paved public street frontage along Weeping Willow Drive NW on the south boundary, a western side lot depth of 145.21 feet, a northern rear boundary of 52.37 feet, and an eastern side lot depth of 144.70 feet, totaling 393.74 linear feet of boundary perimeter (Shape.STLength(): 393.74 ft).

Wholesaler & Developer Lens — Ownership, Land Sales History & Common-Ownership Entitlement Strategy:

• Current Ownership, $0.00 Intra-Family Transfer (October 2020) & +185.7% Tax Assessment Jump: Owned of record by Retha A. Coleman (AcctName1: COLEMAN RETHA A, Account 140798, mailing address: 3300 Weeping Willow Dr NW, Concord, NC 28027). Per Cabarrus County Tax Parcel records (opendata/MapServer/46 & /152) and NC OneMap (NC1Map_Parcels/MapServer/1), the parcel's last recorded transfer was in October 2020 (10/2020) for $0.00 consideration (SalePrice: $0.00) via Deed Book 14559, Page 0070—an intra-family / estate succession transfer from James L. Coleman (COLEMAN JAMES L, Account 1534500) to Retha A. Coleman with zero arm's-length market sales in 25+ years. In Cabarrus County's latest tax revaluation, the parcel's assessed land value surged +185.7% from $16,800.00 (PriorLandValue) to $48,000.00 (LandValue / MarketValue) (BuildingValue: $0, ObxfValue: $0). For a Land Wholesaler, this creates textbook seller motivation: Retha A. Coleman lives next door at 3300 Weeping Willow Dr NW and is now paying taxes on a $48,000 assessment for a vacant side yard with a $0 cost basis.
• Critical Spatial & Zoning Finding (RM-2 Dimensional Nonconformity vs. Common-Ownership Boundary Line Adjustment): Under the Concord Development Ordinance (CDO Table 7.6.2-A), the RM-2 (Residential Medium Density) district requires a 10,000 sq ft minimum lot area and 75.0 ft minimum lot width (15.0 ft min street frontage, 100.0 ft min lot depth, 4.0 du/ac max density). Because 3306 Weeping Willow Dr NW represents the western half of original Lot 12 (7,522.29 sq ft area, 51.47 ft front width × 144.95 ft avg depth), it is 2,477.71 sq ft below the 10,000 sq ft standard area and 23.53 ft narrower than the 75.0 ft standard width—AND its owner (Retha A. Coleman) also owns the immediately adjoining eastern homestead parcel at 3300 Weeping Willow Dr NW (PIN14: 56113163530000, LTS 13 & P/O 12 S W COLERIDER JR, 0.4058 acres / 17,674.74 sq ft, 145.04 ft street frontage).
• Two Proven Developer Execution Tracks:

1. Track 1 — Administrative Boundary Line Adjustment (BLA) with Seller's Adjoining 3300 Weeping Willow Dr NW (100% Conforming RM-2 Lot): Together, 3306 and 3300 Weeping Willow Dr NW span 25,197.03 sq ft (0.5784 acres) and 196.51 linear feet of continuous street frontage. Shifting the common interior lot line eastward by 23.53 feet (~2,478 sq ft) at closing makes 3306 Weeping Willow Dr NW a 100% conforming 10,000 sq ft (75.00 ft × 144.95 ft) RM-2 buildable lot, while leaving the seller's homestead at 3300 Weeping Willow Dr NW with 15,197 sq ft (0.3489 acres) and 121.51 ft of frontage (exceeding RM-2's 10,000 sq ft / 75 ft minimums by >50%). Across the street at 3295 & 3301 Weeping Willow Dr NW (Plat Book 91, Page 63), a builder executed this exact RM-2 replat (0.2289 ac / 9,969 sq ft and 0.2309 ac / 10,059 sq ft lots) and built three 2022 homes now assessed at $334,880–$383,060.
2. Track 2 — Standalone Build on Existing 7,522.29 Sq Ft Lot via CDO §13.1.2.A (Nonconforming Lots of Record): Because 3306 Weeping Willow Dr NW (PIN 5611-31-5391, OLDPIN 5611-31-5214) is a separately platted/taxed parcel existing prior to the November 23, 2000 CDO adoption, conveying it into separate third-party builder ownership + obtaining a City of Concord Zoning Clearance Permit (ZCP) under CDO §13.1.2.A.2–3 allows construction of a single-family detached home within a 31.47 ft × 94.95 ft (2,988 sq ft) standard buildable envelope—or 36.47 ft × 107.45 ft (3,919 sq ft) using the Administrator's 25% yard reduction (§13.1.2.A.3) (7.5 ft side setbacks)—easily accommodating a 28–32 ft wide, 1,600–2,000 sq ft two-story infill residence.

Key Feasibility Findings:

• Immediate Neighborhood Proof of Concept (0.10 Mi Away): Comp #1 (3301 Eva Dr NW) is located just 0.10 driving miles (1 minute) south via Weeping Willow Dr NW and Albany Dr NW—a 1,568 sq ft 2025/2026 single-family detached infill build that closed on April 28, 2026 for $425,000 ($271/sq ft).
• Moderate, Well-Drained Topography (686' to 698' MSL): Cabarrus County 2-foot elevation contours (opendata/MapServer/10, 686 ft, 694 ft, and 698 ft contours) and USGS 3DEP screening (696.41 ft centroid) confirm 12.0 feet of vertical relief across the 144.95-ft parcel depth (8.3% moderate slope, <15% Buildable / Gently to Moderately Sloping), ideal for a stem-wall crawlspace foundation.
• Zero Floodplain & Zero Wetland Encumbrances: 100% FEMA Zone X (0.0% SFHA, FIRM Panel 5611 / 37025C) verified across 36 of 36 interior grid points, with 0 mapped USFWS NWI wetlands on site (nearest wetland is 365.3 m / 1,198 ft away).
• Strong Trailing 1-Year New-Construction Comps (2025-11-04 to 2026-11-04): Across all 125 verified 2025–2026 new-construction building sales closed between November 4, 2025 and November 4, 2026 within 6.0 Google Maps driving miles, single-family new builds (N=35) achieve an Average (Mean) ARV of $376,154 ($236/sq ft), and all permitted RM-2 types (N=125) average $338,261 ($205/sq ft).

3. Parcel Verification & Chain of Title

• Cadastral & Plat Verification: Parcel boundaries, NC State Plane coordinates (WKID 102719 / 2264), and CAMA attributes were verified directly from Cabarrus County GIS (DataExplorerSearch/MapServer/0 and MapServer/2, opendata/MapServer/46 and /152, and NC1Map_Parcels/MapServer/1). The parcel is legally identified as P/O LT 12 S W COLERIDER (Part of Lot 12 of the S. W. Colerider Jr. Subdivision, recorded in Cabarrus County Plat Book 7, Page 34).
• Chain of Title & Common-Grantor Family Ownership Analysis:

1. Long-Term Coleman Family Ownership (James L. Coleman → Retha A. Coleman): Historical Cabarrus County CAMA records (opendata/MapServer/152) confirm that both 3306 Weeping Willow Dr NW (PIN14: 56113153910000, P/O LOT 12 S W COLERIDER, 7,522.29 sq ft) and the east-adjoining residence at 3300 Weeping Willow Dr NW (PIN14: 56113163530000, LOT 13 PT 12 S W COLERIDER JR, 17,674.74 sq ft) were held for decades by James L. Coleman (Account 1534500).
2. October 2020 Deed Transfer (Deed Book 14559, Page 0070 · $0.00 Consideration): In October 2020 (10/2020), both parcels were conveyed together via Deed Book 14559, Page 0070 for $0.00 consideration (SaleYear: 2020, SaleMonth: 10, SalePrice: 0.0) to Retha A. Coleman (Account 140798). Furthermore, the parcel immediately north (PIN14: 56113154550000, LTS 15 & P/O 17 S W COLERIDER JR, 0.561 ac) is owned by Lisa Coleman Hinson, confirming a multi-parcel family compound.
3. Common-Ownership Contiguous Frontage & Why It Matters for Entitlement: Because Retha A. Coleman owns both 3306 Weeping Willow Dr NW (51.47 ft frontage, 7,522.29 sq ft) and 3300 Weeping Willow Dr NW (145.04 ft frontage, 17,674.74 sq ft), she controls 25,197.03 sq ft (0.5784 acres) and 196.51 linear feet of continuous frontage on Weeping Willow Dr NW. Under Concord CDO §13.1.2.A.1, a nonconforming lot of record (<10,000 sq ft / <75 ft wide in RM-2) has automatic by-right status when held in separate ownership without continuous frontage in the same ownership—or the owner can execute a simple administrative Boundary Line Adjustment (BLA) shifting 23.53 ft (2,478 sq ft) from 3300 Weeping Willow into 3306 Weeping Willow at closing so both lots exceed RM-2's 10,000 sq ft and 75.0 ft width standards outright!

• Surrounding Adjoining Parcels (S. W. Colerider Jr. & Plat Book 91, Page 63 Context):

4. Zoning Analysis

• Base Zoning District: RM-2 (Residential Medium Density District — City of Concord)
• Governing Authority: City of Concord Planning & Development Services · Concord Development Ordinance (CDO), Article 7 (§7.5.5, Tables 7.6.2-A & 7.6.2-B, §7.7.4-F), Article 8 (Table 8.1.8 Use Table), and Article 13 (§13.1.2 Nonconforming Lots of Record).
• GIS Verification: Cabarrus County Zoning MapServer Layer 6 (OBJECTID: 915130, ZONINGCODE: RM-2, District: Residential Medium Density, CITYCODE: City of Concord, ETJ: no, OLDZONING: R-2, UDO_ID: 98).

GIS Metadata vs. Adopted Ordinance Note: The legacy Cabarrus GIS popup string (ZoningDescConcord.Intent) states "11,000 square foot minimum lot size, maximum of four dwelling units per acre", whereas the legally adopted Concord Development Ordinance (CDO) Table 7.6.2-A establishes a 10,000 sq ft minimum lot size, 75.0 ft minimum lot width, 100.0 ft minimum lot depth, and 4.0 dwelling units per acre maximum density for RM-2.

Dimensional & Setback Standards — Concord CDO Table 7.6.2-A, Table 7.6.2-B & §13.1.2.A (RM-2 District):

• Net Buildable Footprint Envelope Across All Three Configurations:

1. As-Is Parcel (51.47' × 144.95') with Standard RM-2 Setbacks (25' Front / 25' Rear / 10' Sides): Yields a net buildable envelope of 31.47 ft width × 94.95 ft depth (~2,988 sq ft buildable footprint)—accommodating a 28–31 ft wide × 50–60 ft deep two-story single-family home (1,600–2,000 sq ft) with zero variance required.
2. As-Is Parcel with CDO §13.1.2.A.3 25% Administrative Yard Reduction (18.75' Front/Rear, 7.5' Sides): Expands the net buildable envelope to 36.47 ft width × 107.45 ft depth (~3,919 sq ft buildable footprint).
3. With 23.53-Ft Boundary Line Adjustment (BLA) from Seller's Adjoining 3300 Weeping Willow Dr NW (75.00' × 144.95'): Yields a full 55.00 ft width × 94.95 ft depth (~5,222 sq ft buildable footprint) while 3300 Weeping Willow Dr NW retains 15,197 sq ft and 121.51 ft frontage.

5. Future Land Use Analysis

• Governing Comprehensive Plan: City of Concord 2030 Land Use Plan (Northwest Concord / Poplar Tent & Rock Hill Church Road Suburban Neighborhood Sector).
• Designation & Policy Context: The property sits inside an established municipal Suburban Residential neighborhood (S. W. Colerider Jr. / Westover / YMCA tax neighborhood) bordered by Rock Hill Church Rd NW to the west, Poplar Tent Rd to the south, and the Red Hill master-planned community ($600k–$850k new builds) 0.8 miles to the east.
• Proven Block-Level Infill Precedent (Plat Book 91, Page 63 Directly Across the Street): In 2021–2022, a developer replatted the parcel immediately across the street (3301 & 3295 Weeping Willow Dr NW, recorded in Plat Book 91, Page 63) into three RM-2 infill lots (0.2289 ac / 9,969 sq ft, 0.2309 ac / 10,059 sq ft, and 0.2670 ac / 11,630 sq ft) and constructed three detached single-family homes now assessed at $334,880 to $383,060—followed in April 2026 by 3301 Eva Dr NW (one block south) closing at $425,000 ($271/sq ft).

6. Rezoning & Upzoning Opportunity

• Verdict — NO Opportunity to Rezone or Upzone for Multi-Unit Density (Rezoning Not Recommended / Does Not Increase Lot Yield):

There is no profitable opportunity to rezone or upzone 3306 Weeping Willow Dr NW (7,522.29 sq ft / 0.1727 acres) to achieve additional dwelling units or commercial uses:

1. Why Upzoning to RV (Residential Village, 7,500 sq ft min lot, 8 du/ac) or RC (Residential Compact) Does NOT Unlock a 2-Lot Split: Even if an applicant spent 6–9 months and $6,000–$10,000 petitioning the City of Concord Planning & Zoning Commission to upzone this 7,522.29 sq ft parcel from RM-2 to RV (7,500 sq ft min lot area, 50 ft min lot width), 7,522.29 sq ft divided by 7,500 sq ft is only 1.003 lots (0.1727 acres × 8.0 du/ac = 1.38 units max density), and its 51.47 ft frontage cannot be split into two 50 ft lots (100 ft required). Furthermore, under CDO §7.7.4-F, a Duplex requires 1.5× the minimum lot area and width (11,250 sq ft and 75 ft width even in RV, or 15,000 sq ft and 112.5 ft width in RM-2). Thus, upzoning the standalone parcel yields zero additional units beyond 1 detached single-family home.
2. Why Upzoning to Multifamily (RC / RM-2-CD) or Commercial (B-1 / C-2) Will Be Denied: Under CDO §7.5.12, rezoning to commercial is explicitly discouraged adjacent to RM-2 single-family lots, and a 0.1727-acre interior block parcel on a 25-mph residential street (Weeping Willow Dr NW) lacks the acreage, collector-street intersection, and parking geometry required for apartments or commercial use.
3. How to Unlock Conforming RM-2 Buildability in 30 Days Without Rezoning: Instead of pursuing a public-hearing rezoning, a wholesaler or builder should either: (a) execute an administrative Boundary Line Adjustment (BLA) shifting 23.53 ft (2,478 sq ft) from the seller's east-adjoining lot (3300 Weeping Willow Dr NW) to create a 100% conforming 10,000 sq ft (75.0' × 144.95') RM-2 lot, or (b) pull an administrative Nonconforming Lot of Record Zoning Clearance Permit (ZCP) under CDO §13.1.2.A.2–3 once 3306 Weeping Willow Dr NW is deeded into separate builder ownership.

8. HOA, Deed Restrictions & Builder Requirements

• No Active Mandatory HOA: The S. W. Colerider Jr. Subdivision (Plat Book 7, Page 34) is a classic mid-century municipal residential neighborhood inside the City of Concord with no active mandatory Homeowners Association (HOA), zero monthly/annual HOA dues, and no private Architectural Review Committee (ARC).
• Builder & Product Flexibility: Bring Your Own Builder with no HOA start-build deadline. Under CDO Table 8.1.8, both site-built Single-Family Detached Dwellings (P) and Single-Family Modular Homes (P) are permitted by right in RM-2, along with rear Accessory Dwelling Units (ADU = PS per §8.3.3.C). Manufactured/mobile homes are prohibited unless located inside a designated MH Manufactured Home Overlay District (§8.3.3.C.7).
• Pre-Closing Title & Survey Action Item: Verify Plat Book 7, Page 34 and Deed Book 14559, Page 0070 during title examination, and include a standard Zoning Clearance Permit (ZCP) / Boundary Line Adjustment (BLA) contingency in the purchase contract so City of Concord Planning & Development confirms either (a) administrative §13.1.2.A Nonconforming Lot of Record clearance upon severance from 3300 Weeping Willow Dr NW, or (b) administrative approval of a 23.53-ft lot-line shift with the seller's adjoining parcel.

9. Buildability Assessment

• Overall Feasibility Score: 8.6 / 10 (Viable Urban Infill Single-Family Lot with Common-Owner BLA Upside)
• Physical Site Buildability Rating: 8.4 / 10 (Good) — Clean rectangular geometry (51.47' frontage × 144.95' avg depth = 7,522.29 sq ft), 100% cleared/open lawn with scattered border trees ($0 ObxfValue, $0 BuildingValue), moderate 8.3% slope (12.0 ft relief from 698' to 686' MSL), and upland Piedmont soils (MUSYM: CuD2, MUKEY: 111640).
• Infrastructure & Entitlement Rating: 8.5 / 10 (Municipal Services Available; Requires §13.1.2.A ZCP or BLA for Width/Area) — Inside City of Concord corporate limits with municipal water/sewer service, paved 25-mph public street frontage, ISO Class 1 fire protection, assigned municipal building inspectors, and an clear administrative path (BLA with seller's adjoining lot or CDO §13.1.2.A Lot of Record ZCP) to cure the 7,522 sq ft / 51.47 ft RM-2 dimensional variance.
• Environmental Rating: 10.0 / 10 (Pristine) — 100% FEMA Zone X (0.0% SFHA across 36/36 grid samples), 0 mapped wetlands on site, and 0 stream buffers.

10. Topography and Slope Analysis

Cabarrus County GIS Topography (2-Ft Contours) & Boundary Measurements Map

Cabarrus County GIS 2-Foot Contour Screening (opendata/MapServer/10) & USGS 3DEP Sampling

Direct spatial intersection with Cabarrus County's official 2-foot elevation contour layer (Interval = 2 ft) and USGS 3DEP 5-point cardinal elevation sampling reveals:

• Elevation Range & Vertical Relief:
  • Highest Contour Crossing Parcel (East / Southeast Corner): 698.0 ft NAVD88 (OBJECTID: 36535)
  • Intermediate Contour Crossing Parcel Center: 694.0 ft NAVD88 (OBJECTID: 47579)
  • Lowest Contour Crossing Parcel (West / Northwest Corner): 686.0 ft NAVD88 (OBJECTID: 42133)
  • USGS 3DEP Centroid Elevation: 696.41 ft MSL (212.27 meters)
  • USGS 5-Point Cardinal Screening (+/-40m / 131.23 ft): North 692.55 ft (2.94% slope), South 694.19 ft (1.69% slope), East 705.91 ft (7.24% slope rising toward Red Maple Dr), West 684.09 ft (9.39% slope gently descending westward).
  • Total On-Lot Vertical Relief: 12.0 ft across the 144.95 ft parcel depth (698.0 ft down to 686.0 ft).
• Slope Gradient & Foundation Recommendation:
  • On-Lot Building Pad Grade: Dropping 12.0 ft over 144.95 ft yields an average parcel grade of 8.3% (<15% — Buildable / Gently to Moderately Sloping), with only a 1.7%–2.9% north-south grade and a 7.2%–9.4% east-to-west cross-slope.
  • Foundation Design: Best suited for a stepped 3-to-5 block stem-wall crawlspace foundation (or slab with turned-down footing on the west side), providing positive natural gravity drainage from east to west toward the street curb with zero retaining walls required.

11. Floodplain Analysis

• Authoritative Source: FEMA National Flood Hazard Layer (NFHL) MapServer Layer 28 (DFIRM_ID: 37025C, Effective Panel 5611, EFF_DATE: 11/05/2008) & Cabarrus County Flood Plain 100 year layer (opendata/MapServer/29).
• Flood Zone Designation: FLD_ZONE: X (ZONE_SUBTY: AREA OF MINIMAL FLOOD HAZARD, SFHA_TF: F).
• 36-Point Interior Grid Verification: 36 of 36 sample points (100.0%) inside the parcel polygon tested positive for Zone X (0.0% SFHA). County parcel attributes independently confirm Floodway: No, Flood_100Year: No, and Flood_500Year: No.
• Flood Insurance: Not required by conventional, FHA, VA, or construction lenders.

12. Wetlands and Environmental Constraints

• USFWS National Wetlands Inventory (NWI): 0 mapped wetlands intersect the subject parcel (fwspublicservices.wim.usgs.gov/wetlandsmapservice/rest/services/Wetlands/MapServer/0). Within a 500-meter radius, the only mapped wetland feature is a 2.03-acre forested/shrub wetland (PFO1A) located 365.3 meters (1,198 feet) away—completely outside any regulatory buffer zone.
• Stream & Watershed Buffers: Cabarrus County GIS confirms Watershed_CLASS: None, STREAM_NAM: None, and PCA_TYPE: None (outside water-supply watershed critical areas).
• USDA / NRCS Soil Survey (opendata/MapServer/27): Mapped Cullen / Cecil clay loam, 8 to 15 percent slopes, moderately eroded (MUSYM: CuD2, MUKEY: 111640), a well-drained upland Piedmont soil series suitable for standard residential stem-wall crawlspace foundations served by municipal water and sanitary sewer.

14. Road Access and Frontage

Cabarrus County GIS Parcel Boundary Measurements Map

Primary Boundary Faces Summary (NC State Plane WKID 102719 / 2264)

Cabarrus County GIS native State Plane cadastral records (DataExplorerSearch/MapServer/2, PIN14: 56113153910000) define the 3306 Weeping Willow Dr NW boundary polygon with 4 straight segments (5 vertices), forming a clean rectangle with 51.47 ft of southern road frontage along Weeping Willow Drive NW, a 145.21-ft western side line, a 52.37-ft northern rear line, and a 144.70-ft eastern side line:

• County GIS Cadastral Precision: The calculated Euclidean boundary perimeter of 393.74 linear feet (51.47 + 145.21 + 52.37 + 144.70 = 393.74 ft) matches the official Cabarrus County GIS record (Shape.STLength() = 393.74 ft) to the hundredth of a foot, and the polygon area matches Shape.STArea() = 7,522.29 sq ft (0.1727 acres).
• Roadway Classification & Driveway Permitting: Weeping Willow Drive NW (SEGID: 6907, address range 3290–3320, speed limit 25 mph) is a paved, two-lane municipal residential street maintained by the City of Concord (CityLeft/Right: CONCORD), connecting Red Maple Dr NW to Rock Hill Church Rd NW. Residential driveway apron permitting is handled administratively by the City of Concord Transportation / Engineering Department.

15. School and Location Analysis

Assigned Public Schools (Cabarrus County Schools District — Verified via Firecrawl & Perplexity SPACE)

3306 Weeping Willow Dr NW is assigned to one of Cabarrus County's highest-demand public school feeder clusters (Boger ES → Northwest Cabarrus MS → West Cabarrus HS):

• Charles E. Boger Elementary School (Grades PK, K–5):
  • Address: 5150 Dove Field Ln, Kannapolis, NC 28081 · 6.0 mi · 14 min (via Kannapolis Pkwy)
  • Rating & Academic Profile: 9/10 A- School (GreatSchools 9/10 · Niche A- · Ranked #8 Best Public Elementary School in Cabarrus County · 895 students · 15:1 student-teacher ratio). Achieves 70% Math proficiency and 60% Reading proficiency (well above NC state averages), serving as a primary family demand driver.
• Northwest Cabarrus Middle School (Grades 6–8):
  • Address: 5140 NW Cabarrus Dr, Concord, NC 28027 · 4.8 mi · 12 min (via International Dr NW and Trinity Church Rd)
  • Rating & Academic Profile: 7/10 B+ School (GreatSchools 7/10 Above Average · Top 40% in NC · Niche B+ · 831 students · 17:1 student-teacher ratio · 50% Math / 50% Reading proficiency). Offers Academically/Intellectually Gifted (AIG) coursework, STEM modules, and competitive athletics.
• West Cabarrus High School (Grades 9–12):
  • Address: 4100 Weddington Rd, Concord, NC 28027 · 3.1 mi · 7 min (via Rock Hill Church Rd and Weddington Rd)
  • Rating & Academic Profile: 6/10 B+ School (GreatSchools 6/10 Overall / 9/10 Student Progress · Top 45% in NC · Niche B+ · #7 Best Public High School in Cabarrus County · 1,627 students · 19:1 student-teacher ratio · 57% Math / 48% Reading proficiency · 13 AP courses · 1180 average SAT / 24 average ACT). Modern flagship high school opened in 2020 just 7 minutes south on Weddington Road.
• Nearby Charter & STEM Options: Cabarrus Early College of Technology and Carolina International School (K–12 STEM Charter).
• Buyer Demographic Synthesis: Assignment to a 9/10 A- elementary school (Charles E. Boger ES), a 7/10 middle school (Northwest Cabarrus MS), and 6/10 B+ West Cabarrus High School—combined with a 6-minute drive to I-85 Exit 54 (George W. Liles Pkwy / Afton Ridge retail hub) and 10 minutes to Historic Downtown Concord—drives deep move-up and commuter family buyer demand in the $375,000–$450,000 single-family infill tier.

Regional Commuting & Lifestyle Hubs (Google Maps Road Driving)

• I-85 / George W. Liles Pkwy Interchange (Exit 54 · Afton Ridge Retail Hub): 2.4 mi · 6 min (via Poplar Tent Rd)
• Downtown Concord (Historic Union Street District): 3.4 mi · 10 min (via Eva Dr NW and McGill Ave NW)
• Atrium Health Cabarrus Regional Medical Center: 3.7 mi · 11 min (via Eva Dr NW and US-29 N/US-601 N/Concord Pkwy N)
• Concord Mills Mall / Speedpark Commercial Corridor: 7.3 mi · 15 min (via Poplar Tent Rd and I-85 S)
• I-85 / Bruton Smith Blvd Interchange (Exit 49): 7.7 mi · 15 min (via Weddington Rd)
• Uptown Charlotte Banking District: 22.0 mi · 29 min (via I-85 S)
• Charlotte Douglas International Airport (CLT): 25.0 mi · 30 min (via I-85 S)

16. Location Intelligence & Demographics (VestMap Engine)

County GIS Cadastral & Aerial Context Map

• Census Geography (vestmap_location.py): Census Block Group 37-025-042501-2 (Tract 37025042501, Cabarrus County, NC · Concord Urban Area / Charlotte-Concord-Gastonia MSA).
• Verified Block-Group Demographic Profile (US Census ACS):
  • Median Household Income: $78,500 (Per Capita Income: $41,200)
  • Total Block-Group Population: 3,420 residents (Median Age: 38.6 years)
  • Housing Tenure Mix: 68.4% Owner-Occupied / 31.6% Renter-Occupied across 1,450 housing units (Median Contract Rent: $1,550/month, Unemployment Rate: 3.8%).
• FEMA National Risk Index (NRI): Composite natural hazard rating of Relatively Low (24.5th state percentile) with Very Low wildfire risk.

17. Market Analysis & Supply Dynamics

Northwest Concord / Weeping Willow Corridor New-Construction Supply & Absorption Profile (2025-11-04 to 2026-11-04)

Across the trailing 365-day window (November 4, 2025 through November 4, 2026), exactly 125 verified 2025–2026 new-construction building sales closed within 6.0 Google Maps road driving miles of 3306 Weeping Willow Dr NW (out of 771 raw multi-platform records pulled, 609 routed, and 338 within 6.0 driving miles prior to trailing 1-year and CAMA verification):

A. Successful Inventory in the Market — What IS Good to Build & Why It Sells Fast

1. Mid-Sized Two-Story Single-Family Detached Infill (1,500–2,000 Sq Ft · 3–4 Bed / 2.5 Bath · $355,000–$425,000 Exit @ $211–$271/Sq Ft) — #1 BEST PRODUCT TO BUILD:
   • Why This Inventory Succeeds: Buyers in Northwest Concord (28027) strongly prefer a detached single-family house with a private yard and zero HOA fees inside the 9/10 Charles E. Boger Elementary school zone over an attached HOA townhome priced at $330k–$425k. Look no further than Comp #1 (3301 Eva Dr NW), located just 0.10 driving miles (1 minute) around the corner from 3306 Weeping Willow Dr NW: a 1,568 sq ft detached infill build that sold on April 28, 2026 for $425,000 ($271/sq ft)! Similarly, 712 Jackson Ter SW (1,499 sq ft at $345,000 / $230/sq ft), 675 Fisher St (1,553 sq ft at $360,000 / $232/sq ft), and the three 2022 builds directly across the street at 3295–3301 Weeping Willow Dr NW ($334,880–$383,060 assessed MV) prove that 1,550–1,900 sq ft two-story homes are the fastest-selling, highest-margin product in this exact pocket.
   • How to Execute on 3306 Weeping Willow Dr NW: Build a 1,800 sq ft two-story single-family detached home (28–30 ft wide × 50 ft deep footprint with front-load 2-car garage or recessed porch) exiting at $425,000 ($236/sq ft).
2. Whole-Compound 2-Lot Replat (If Seller Includes 3300 Weeping Willow Dr NW):
   • Why This Succeeds: If the wholesaler/developer negotiates either a 23.53-ft Boundary Line Adjustment (BLA) or a full 2-lot replat across the seller's combined 25,197 sq ft (196.51 ft frontage), the developer replicates Plat Book 91, Page 63 directly across the street (3295 & 3301 Weeping Willow Dr NW).

B. Saturated & Unfeasible Inventory in the Market — What is NOT Good to Build in This Area & Why It Fails

1. Attached Townhomes / Condos (1,338–1,839 Sq Ft · $199,900–$425,000) — HEAVILY SATURATED & NOT PERMITTED ON A SINGLE INFILL LOT (DO NOT BUILD):
   • Why Townhomes Fail Here: Attached townhomes and condos account for 89 of the 125 closed comps (71.2% of total market volume), dominated by national tract builders in Piper Landing (Yeager Dr NW, Earhart St NW, Kitfox Dr NW, Lock Haven Dr NW — 49 sales at $324,945–$375,000) and Towns at Cliffwood (Cliffwood St NW — 6 sales at $199,900–$253,000). Not only are townhomes oversupplied with builder rate buydowns, they are not permitted on a standalone RM-2 infill lot (requiring a multi-acre PRD/PUD/cluster subdivision per CDO §7.7.3).
2. Large Luxury / Executive Single-Family Homes (2,800–3,500+ Sq Ft · $600,000–$850,917) — UNFEASIBLE FOR THIS STREETSCAPE (DO NOT OVERBUILD):
   • Why $650k+ Executive Homes Fail on Weeping Willow Dr NW: Inside the 0–1.0 driving mile band, 5 of the 6 single-family sales closed between $650,000 and $850,917 (2,516–3,115 sq ft in Red Hill on Red Hill St NW, Cornelius Pl NW, and Lucky Dr). However, Red Hill is an amenitized master-planned community with 75–90 ft wide lots and uniform $700k streetscapes. On Weeping Willow Dr NW, existing homes are assessed between $159,070 and $383,060, and the lot is 51.47 ft wide (75.0 ft with BLA). Building a 3,000+ sq ft $650,000+ house on 3306 Weeping Willow Dr NW is physically constrained by the lot width and would hit a hard neighborhood appraisal ceiling around $425,000–$450,000.
3. Sub-1,000 Sq Ft Micro-Homes (875–955 Sq Ft · $220,350–$225,000 e.g. 155 Corban Ave SW & 341 Broad Dr SW):
   • Why Micro-Cottages Underperform: Building a <1,000 sq ft cottage in a 9/10 elementary school zone sacrifices $175,000–$200,000 of gross exit value while absorbing the exact same $42,000 land and $23,689 horizontal site/tap fixed costs.

18. Interest Rate & Financing Environment

• Construction-to-Permanent (C2P) & Spec Builder Financing: Local and regional community banks active in Cabarrus County (First Citizens, F&M Bank, Truist, Peoples Bank) provide 9–12 month spec construction lines at 70%–75% Loan-to-Cost (LTC) once the City of Concord Zoning Clearance Permit (ZCP) and BLA plat / §13.1.2.A letter are issued.
• Workforce & Move-Up Buyer Liquidity: A finished 1,800 sq ft single-family detached home at $425,000 sits well below the $806,500 conforming mortgage limit, qualifying for standard conventional, FHA (3.5% down), and VA (0% down) 30-year financing.

19. Unified Multi-Platform Comparable Sales (Google Maps Road Driving Distance · 0–6 Miles)

Zoning & Permitted-Use Basis (Mandatory Rule Applied). The subject parcel is zoned RM-2 (Residential Medium Density) by the City of Concord. In strict accordance with the zoning underwriting mandate, comparable sales are evaluated across all residential housing types permitted in the RM-2 framework (Single-Family Detached/Modular = P by right; Duplex = PS on 1.5× lots per Table 7.6.2-A Note & §7.7.4-F; Townhouse & Triplex via §7.7.3 cluster/PRD subdivision), reconciled against official Cabarrus County CAMA UseCode classifications (0100 Single-Family, 0300/0309 Condo/Townhome, 0562 Duplex), while non-permitted uses (Quadplex, Multi-Family Apartments, and Manufactured Homes outside MH overlay) are explicitly excluded.

All comparable sales are evaluated strictly by actual Google Maps road driving distance and whole travel minutes from 3306 Weeping Willow Dr NW, Concord, NC 28027 across the exact trailing 1-year rolling window from last year on today's date (2025-11-04) all the way up to today (2026-11-04). Straight-line radial distance is excluded from all rankings and valuation bands.

• Trailing 1-Year Rolling Window (Sold 2025-11-04 to 2026-11-04 · 2025–2026 New Construction · N = 125): all_125_zoning_permitted_driving_comps_3306_weeping_willow_dr_nw.csv / .json
• Sources Merged: Zillow, Redfin, and Realtor.com (RealtyAPI multi-platform extraction) + Cabarrus County CAMA tax-roll verification (YEAR_ and BuildingValue > $0).

Valuation Policy Note: In accordance with institutional underwriting guidelines, Average (Mean) ARV is used throughout this report — Median is never used — and land valuation is derived from the unified 8%–15% of Average ARV rule.

Master Unified Driving Comps Registry (All 125 Completed 2025–2026 Comps Sold 2025-11-04 to 2026-11-04 · Closest to Farthest by Google Maps)

Below is the complete, unabridged master table of all 125 verified 2025–2026 new-construction comparable sales closed between 2025-11-04 and 2026-11-04 within 6.0 Google Maps road driving miles, ordered strictly from closest (#1 at 0.10 mi · 1 min) to farthest (#125 at 6.00 mi · 15 min):

20. Development Cost Considerations

Estimated horizontal site preparation, City of Concord utility tap/SDF connections, Boundary Line Adjustment (BLA) / survey costs, and soft costs to prepare 3306 Weeping Willow Dr NW (0.1727 Acres) for vertical residential construction:

21. Highest and Best Use

• Legally Permissible: Under City of Concord RM-2 (Residential Medium Density) zoning (CDO Tables 7.6.2-A & 8.1.8), Single-Family Detached Dwelling (P) and Single-Family Modular Home (P) are permitted by right. Because the standalone parcel (7,522.29 sq ft, 51.47 ft width) is below RM-2's 10,000 sq ft area and 75.0 ft width standards and adjoins the seller's 3300 Weeping Willow Dr NW parcel (17,674.74 sq ft), legal buildability is achieved either via (1) an administrative Boundary Line Adjustment (BLA) shifting 23.53 ft (2,478 sq ft) from 3300 Weeping Willow to create a 100% conforming 10,000 sq ft (75.0' × 144.95') lot, or (2) a Nonconforming Lot of Record Zoning Clearance Permit (ZCP) under CDO §13.1.2.A.2–3 upon transfer into separate ownership.
• Physically Possible: With 51.47 ft of road frontage (75.00 ft with BLA), 144.95 ft of average lot depth, 100% FEMA Zone X, zero wetlands, and an 8.3% moderate slope, the parcel easily supports a 1,600–2,000 sq ft two-story single-family home (28–31 ft wide × 50–56 ft deep footprint inside the 31.47' × 94.95' standard envelope or 36.47' × 107.45' §13.1.2.A.3 reduced-setback envelope).
• Financially Feasible: Trailing 12-month single-family new-construction sales average $251/sq ft in 0–1 mi ($662,570, anchored for infill by #1 3301 Eva Dr NW at $425,000 / $271/sq ft just 0.10 mi away) and $236/sq ft in 0–6 mi ($376,154), supporting a $425,000 gross exit on an 1,800 sq ft two-story build against $352,439 in total spec project costs ($72,561 net profit / 20.6% ROC).
• Maximally Productive: Acquire 3306 Weeping Willow Dr NW for $35,000–$45,000 ($42,000 pro-forma basis) with a closing condition for either the 23.53-ft administrative BLA or City of Concord §13.1.2.A ZCP, and construct one 1,800 sq ft two-story 3BR/2.5BA single-family residence exiting at $425,000.

22. Land Valuation (Google Maps Driving Distance Impact: 0–1 Mi vs. 0–3 Mi vs. 0–6 Mi)

In strict accordance with the Empty Driving Band Accuracy Rule, where a permitted housing type has zero comps in a specific distance band, the cell prints 0 Comps / N/A and never borrows a range from another band. Uses not permitted by right in the RM-2 district print Not a permitted use. Because 3306 Weeping Willow Dr NW (7,522.29 sq ft, 51.47 ft × 144.95 ft) supports 1 Single-Family Lot (and cannot be split into 2 lots on a standalone basis), the unified 8%–15% of Average ARV matrix is presented below:

Zero-Comp & Permitted Use Disclosures:

• Single-Family Detached — 1 Buildable Lot (P By-Right):
  • 0–1.0 Driving Mile (N=6): Combines #1 3301 Eva Dr NW (0.10 mi · 1 min · $425,000 · 1,568 sq ft · $271/sq ft) with 5 executive new builds in Red Hill (0.80–0.90 mi · $650,000–$850,917), producing an Average ARV of $662,570 ($251/sq ft) and an 8%–15% range of $53,006 – $99,386. (Note: Anchoring strictly on the immediate neighborhood infill comp #1 at 3301 Eva Dr NW [$425,000] yields an 8%–15% infill lot value of $34,000 – $63,750).
  • 0–3.0 Driving Miles (N=12): Across 12 single-family new builds ($150,000 to $850,917), the Average ARV is $478,360 ($236/sq ft), yielding an 8%–15% range of $38,269 – $71,754.
  • 0–6.0 Driving Miles (N=35): Across all 35 single-family new builds, the Average ARV is $376,154 ($236/sq ft), yielding an 8%–15% single-lot range of $30,092 – $56,423.
• Townhouse / Single-Family Attached (Cluster/PRD per §7.7.3): 0 comps inside 0–1.0 driving mile (0 Comps / N/A; nearest verified sale is 205 Cliffwood St NW Unit C #3 at 1.30 mi · 3 min · $253,000). Inside 0–3.0 driving miles (N=58), the Average ARV is $329,783 ($198/sq ft), yielding $26,383 – $49,467. Across 0–6.0 driving miles (N=89), the Average ARV is $321,295 ($194/sq ft), yielding $25,704 – $48,194.
• Duplex Structure · 2 Units (1.5× Lot per §7.7.4-F): 0 comps inside 1.0 and 3.0 driving miles (0 Comps / N/A); nearest verified new-construction duplex sale is 104 Maple Ave NW, Concord, NC 28027 (3.50 mi · 9 min · $522,000 · 2,610 sq ft · $200/sq ft · Built 2026 · UseCode 0562), yielding an 8%–15% duplex pad value of $41,760 – $78,300 (N=1). (Note: Under CDO §7.7.4-F, building a duplex in RM-2 requires 15,000 sq ft and 112.5 ft width, which is only possible if combined with 3300 Weeping Willow Dr NW).
• Triplex Structure: 0 verified 2025–2026 new-construction sales within 6.0 driving miles (0 Comps / N/A; nearest multi-unit proxy is 104 Maple Ave NW at 3.50 mi · $522,000).
• Quadplex / Multi-Family / Manufactured: Marked Not a permitted use because Concord RM-2 (CDO Table 8.1.8) prohibits apartments and quadplexes and restricts manufactured homes to the MH overlay.

• Recommended Acquisition Basis ($30,000 – $50,000 · Target $42,000 Builder Basis): Notice how every data point aligns:

1. Across the street on Weeping Willow Dr NW, full-sized 10,000+ sq ft conforming RM-2 lots (3295, 3300, 3301, 3312 Weeping Willow Dr NW) are assessed by Cabarrus County at $60,000, whereas 3306 Weeping Willow Dr NW (7,522 sq ft, 51.47' wide) is assessed at $48,000 (80% of a standard lot, up from $16,800 in the prior tax cycle).
2. The 0–6 mi Single-Family 8%–15% rule ($376,154 Avg ARV) indicates $30,092 – $56,423, while the immediate 0.10-mile infill comp (3301 Eva Dr NW at $425,000) indicates $34,000 – $63,750, and nearby infill vacant lot sales (755 Shasta St NW at $45,000, 242 Franklin Ave NW at $53,000) trade right at $45,000–$55,000.
3. Wholesaler vs. Developer Pricing: A Land Wholesaler should lock up 3306 Weeping Willow Dr NW from Retha A. Coleman at $28,000 – $35,000 (almost double her prior $16,800 assessment, relieving her new $48,000 tax burden) and assign the contract to a local infill builder at $40,000 – $48,000 (or up to $50,000 – $55,000 if the seller includes the 23.53-ft Boundary Line Adjustment from 3300 Weeping Willow Dr NW).

23. Builder/Developer Profitability Analysis

Residual pro-forma modeling a 1,800 Sq Ft Two-Story Single-Family Infill Residence (30 ft × 50 ft footprint) on 3306 Weeping Willow Dr NW at $236.00/sq ft ARV ($425,000 gross exit, matching Comp #1 3301 Eva Dr NW 0.10 miles away) across three development execution models:

25. Final Investment Recommendation

• Overall Feasibility Score: 8.6 / 10 (Viable Urban Infill Single-Family Lot with Common-Owner BLA Upside)
• Buildability Rating: 8.4 / 10 (Good — Cleared Rectangular Lot, 8.3% Grade, Zero Floodplain; Requires BLA or §13.1.2.A ZCP for RM-2 Width/Area)
• Development Risk Rating: Low-to-Moderate Entitlement Risk (Solved via Contract Contingency)
• Actionable Verdict: BUY WITH ADMINISTRATIVE BLA OR CDO §13.1.2.A ZCP CONTINGENCY. 3306 Weeping Willow Dr NW offers an exceptional infill location inside the City of Concord, zoned to 9/10 Charles E. Boger Elementary, just 0.10 driving miles (1 minute) from a verified $425,000 ($271/sq ft) 2026 new-construction sale at 3301 Eva Dr NW and directly across the street from three 2022 new builds (3295–3301 Weeping Willow Dr NW, Plat Book 91, Page 63). Because the seller (Retha A. Coleman) acquired the lot via a $0 family deed (DB 14559 / PG 0070), experienced a +185.7% tax assessment jump ($16,800 to $48,000), and owns the adjoining 0.4058-acre parcel (3300 Weeping Willow Dr NW), this is a high-probability off-market acquisition.
• Recommended Offer Strategy & Pre-Closing Checklist:

1. Target Offer Range:
   • Wholesaler Lock-Up Target: $28,000 – $35,000 (assigning to an infill builder at $40,000 – $48,000 for a $10,000–$15,000 assignment spread).
   • Direct Builder Acquisition Target: $38,000 – $45,000 ($42,000 pro-forma basis, or up to $50,000 if the seller executes the 23.53-ft Boundary Line Adjustment from 3300 Weeping Willow Dr NW), preserving a $72,561–$102,761 builder margin (20.6%–31.9% ROC).
2. Concord Planning Pre-Application Check (ZCP / BLA): During the 30-day study period, confirm with City of Concord Planning & Development Services (704-920-5152) either (a) administrative §13.1.2.A.2–3 Nonconforming Lot of Record ZCP approval (including the 25% side-yard reduction to 7.5 ft), or (b) administrative recombination plat approval shifting 23.53 ft from 3300 Weeping Willow Dr NW.
3. Utility & Title Verification: Confirm water/sewer main locations along Weeping Willow Dr NW with Concord Water Resources and review Plat Book 7, Page 34 and Deed Book 14559, Page 0070.

26. Data Sources & Verification Ledger

1. Cabarrus County GIS REST Services (Queried November 4, 2026):
   • Addresses (DataExplorerSearch/MapServer/0): OBJECTID = 204000473, Full_con_cat = 3306 WEEPING WILLOW DR NW CONCORD NC 28027, PIN14 = 56113153910000, AcctNumber = 140798, AcctName1 = COLEMAN RETHA A, UseCode = 0100, LandValue = $48,000, PriorLandValue = $16,800, BuildingValue = $0, MarketValue = $48,000, PermitDist = Concord, ElementarySchool = Charles E. Boger ES, MiddleSchool = Northwest Cabarrus MS, HighSchool = West Cabarrus HS.
   • WebParcels (DataExplorerSearch/MapServer/2) & Tax Parcels (opendata/MapServer/46 & /152): State Plane geometry (WKID 102719 / 2264, 5 vertices, Shape.STArea() = 7,522.29 sq ft / 0.1727 ac, Shape.STLength() = 393.74 ft), LegalDesc = P/O LT 12 S W COLERIDER, PlatBook = 00007, PlatPage = 00034, DeedBook = 14559, DeedPage = 0070, SaleYear = 2020, SaleMonth = 10, SalePrice = $0.00, BitekID = 13217318, prior owner COLEMAN JAMES L (Account 1534500, $13,400 assessed value).
   • Zoning (Zoning/MapServer/6): City of Concord RM-2 Residential Medium Density (OBJECTID: 915130, CITYCODE: City of Concord, ETJ: no, OLDZONING: R-2, UDO_ID: 98).
   • Topography (opendata/MapServer/10): Cabarrus County 2-foot elevation contours (686 ft, 694 ft, and 698 ft NAVD88) and USGS 3DEP Elevation Point Query Service (696.41 ft centroid; 5-point cardinal screening).
   • Environmental (hazards.fema.gov Layer 28 & USFWS NWI Layer 0): FEMA Flood Zone X (0.0% SFHA, 36/36 grid samples, Panel 5611 / 37025C), 0 mapped NWI wetlands on parcel (nearest PFO1A wetland is 365.3 m / 1,198 ft away), Cabarrus County Soils Layer 27 (MUSYM: CuD2, MUKEY: 111640).
2. Multi-Platform MLS & Trailing 1-Year Closed Sales Registry (2025-11-04 to 2026-11-04):
   • 125 verified 2025–2026 new-construction closed sales sold strictly between 2025-11-04 and 2026-11-04 across Zillow, Redfin, and Realtor.com (RealtyAPI) within 6.0 Google Maps road driving miles from 3306 Weeping Willow Dr NW, reconciled against Cabarrus County CAMA YEAR_, UseCode, and BuildingValue > $0.
3. Municipal Ordinances, School Profiles & Fee Schedules:
   • City of Concord Development Ordinance (CDO), Article 7 (§7.5.5, Tables 7.6.2-A & 7.6.2-B, §7.7.4-F), Article 8 (Table 8.1.8 Use Table), and Article 13 (§13.1.2 Nonconforming Lots of Record).
   • City of Concord FY 2024–2025 Fees, Rates and Charges Schedule (Water & Wastewater Connection Charges, pp. 48–51).
   • Self-hosted Firecrawl (http://127.0.0.1:3002/v1/scrape) + Perplexity SPACE (sbx_01a1a75f-1693-748b-b500-a0158a8bc246) verified parcel, school, and valuation records.