6591 Goldsboro Rd · Wade, NC 28395

$245,000

3 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 76 Days on market

Built 1971 0.67 ac lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your perfect blend of comfort, space, and country charm--all with NO HOA and a brand new HVAC system! Nestled in the peaceful setting of Wade, NC, this beautiful 3-bedroom, 1.5-bath home is ready to impress. This home offers multiple living spaces, including a cozy living room and a spacious family room, giving you the flexibility to relax, entertain, or create the perfect gathering space. Need more room? You'll love the versatile bonus/flex room--ideal for a home office, playroom, gym, or even a guest space. Whether you're looking for your first home, more space, or a quiet retreat outside the city, this one checks all the boxes. Don't miss your chance to own this charming, upda

Key facts

• Peaceful setting
• Versatile bonus room
• New hvac system

Tags

• NEW HVAC SYSTEM
• MULTIPLE LIVING SPACES
• VERSATILE BONUS ROOM
• PEACEFUL SETTING

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Septic tank
• Home design: House; Bi-level / one-and-a-half story; Agricultural zoning
• Construction: Brick construction; Shingle roof; Permanent foundation; Built area approximately 1,534
• Exterior features: Front porch; Back yard fencing

Interior

• Kitchen: Dishwasher; Oven; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Heat pump heating; Electric cooling
• Interior features: Kitchen/dining room combination; Open floorplan
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $1 ($9/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (23.6% below list).
• Recommended offer: $187k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Wade — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 55/100 on livability (#650 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, crime F, amenities F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 47 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (9.9% local appreciation)).
• At projected returns (9.9% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $245k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,223 (23.6% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.92×
• Total profit: $131,853
• Equity at exit: $219,091

10-year hold

• IRR: 21.4%
• Equity multiple: 6.65×
• Total profit: $387,628
• Equity at exit: $470,761

Cash invested: $68,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 28395

• Home prices YoY: 3.0%
• Active inventory: 47
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1

Break-even live

Break-even rent $1,871

Max offer price $245,000

Occupancy floor 95%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $245,000 Active 76 DOM
2. 2026-06-17
   days on market $245,000 Active 75 DOM
3. 2026-06-16
   days on market $245,000 Active 74 DOM
4. 2026-06-15
   days on market $245,000 Active 73 DOM
5. 2026-06-14
   days on market $245,000 Active 71 DOM
6. 2026-06-13
   days on market $245,000 Active 70 DOM
7. 2026-06-10
   days on market $245,000 Active 68 DOM
8. 2026-06-09
   days on market $245,000 Active 67 DOM
9. 2026-06-08
   days on market $245,000 Active 66 DOM
10. 2026-06-07
    days on market $245,000 Active 65 DOM
11. 2026-06-03
    days on market $245,000 Active 61 DOM
12. 2026-06-02
    days on market $245,000 Active 60 DOM
13. 2026-06-01
    days on market $245,000 Active 59 DOM
14. 2026-05-31
    days on market $245,000 Active 58 DOM
15. 2026-05-30
    days on market $245,000 Active 57 DOM
16. 2026-04-03
    listed $245,000 Active
17. 2025-12-29
    historical
18. 2025-05-20
    listed $225,000 Active
19. 2019-03-28
    soldstatus $104,900
20. 2019-03-28
    soldstatus $105,000
21. 2019-02-24
    listed $104,999
22. 2019-02-22
    historical
23. 2018-03-01
    listed $105,000
24. 2018-02-27
    listed $105,000
25. 2010-04-02
    historical
26. 2009-11-02
    listed $79,900
27. 1989-04-14
    soldstatus $29,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,097 · $91/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$912/yr (+$76/mo · 83.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,467
• − Mortgage interest: −$13,724
• − Property taxes: −$1,097
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$7,127
• Taxable loss: −$4,301
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $1,042/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Wade

• Score: 55/100
• State rank: #650
• US rank: #23543

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing D Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,524

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 9% Iranian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.91%
• Current HPI: 336.2104
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+744.8% since first listed

12 events — show timeline

• 2026-04-03 Listed $245,000 TMLS
• 2025-12-29 Listing Removed — TMLS
• 2025-05-20 Listed $225,000 TMLS
• 2019-03-28 Sold (Public Records) $105,000 Public Records
• 2019-03-28 Sold (MLS) $104,900 LPRMLS
• 2019-02-24 Listed $104,999 LPRMLS
• 2019-02-22 Listing Removed — TMLS
• 2018-03-01 Listed $105,000 LPRMLS
• 2018-02-27 Listed $105,000 TMLS
• 2010-04-02 Listing Removed — TMLS
• 2009-11-02 Listed $79,900 TMLS
• 1989-04-14 Sold (Public Records) $29,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,097 · +78.5% YoY. Source: county tax records.