1123 Merkle Ln · Vann Crossroads, NC 28328

$130,000

5 bd · 1.0 ba · 1,500 sqft · SingleFamily · 27 Days on market

Built 1945 Average condition

---

Why this score? — see what drove the C 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Nearly an acre in a peaceful Sampson County setting, this Clinton property offers space, flexibility, and a home with plenty of potential. The tax card shows 5 bedrooms, 1 full bath, and approximately 1,500 square feet, with a heat pump for heating and cooling. The 0.92-acre lot gives buyers room to spread out, garden, add outdoor living space, or simply enjoy a quieter setting outside of town. Convenient to Clinton, Dunn, Newton Grove, and surrounding Sampson County communities, this property could be a great fit for an owner occupant looking for more land or an investor looking for their next opportunity. Buyer to verify zoning, utilities, septic/bedroom capacity, and all property details

Key facts

• 0.92 acre lot
• Outdoor living space
• 2 parking spots

Tags

• 0.92 ACRE LOT
• OUTDOOR LIVING SPACE
• CONVENIENT TO CLINTON

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-car carport
• Utilities: Public water; Septic tank or holding tank sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Storage; Level topography/lot

Interior

• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas central heating
• Interior features: Laminate and vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 38/100 on livability (#735 in NC) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Midway Middle (math 52% / reading 48%, grade C, #113 of 475 statewide, top 25%, 550 students, 100% FRL); Midway High (math 82% / reading 42%, grade B-, #184 of 535 statewide, top 37%, 757 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 56% at this address vs 40% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Sampson County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 147 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,717
• Equity at exit: $19,383

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $21,324
• Equity at exit: $11,240

Cash invested: $36,400 (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 28328

• Home prices YoY: -17.3%
• Active inventory: 147
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $288

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 76%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 27 DOM
2. 2026-06-17
   days on market $130,000 Active 26 DOM
3. 2026-06-16
   days on market $130,000 Active 25 DOM
4. 2026-06-16
   price $130,000 Active 24 DOM
5. 2026-06-15
   days on market $140,000 Active 24 DOM
6. 2026-06-14
   days on market $140,000 Active 22 DOM
7. 2026-06-13
   pricedays on market $140,000 Active 21 DOM
8. 2026-06-10
   days on market $145,000 Active 19 DOM
9. 2026-06-09
   days on market $145,000 Active 18 DOM
10. 2026-06-08
    days on market $145,000 Active 17 DOM
11. 2026-06-07
    days on market $145,000 Active 16 DOM
12. 2026-06-05
    days on market $145,000 Active 13 DOM
13. 2026-06-03
    days on market $145,000 Active 12 DOM
14. 2026-06-02
    days on market $145,000 Active 11 DOM
15. 2026-06-01
    days on market $145,000 Active 10 DOM
16. 2026-05-31
    days on market $145,000 Active 9 DOM
17. 2026-05-30
    days on market $145,000 Active 8 DOM
18. 2026-05-21
    listed $145,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,017
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$3,782
• Taxable income: $1,471
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $3,100/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.

Condition & rehab AI · 27 photos

Average 55/100 Moderate rehab

This home has average condition with moderate rehab needs, offering potential for significant value increase through updates.

Repairs flagged

• Minor kitchen cabinets — existing cabinets need touch-up
• Minor bathroom fixtures — existing fixtures need cleaning
• Minor exterior siding — existing siding needs touch-up
• Minor interior walls — existing paint needs touch-up

Value-add opportunities

• Both new kitchen appliances — improves functionality and aesthetics
• Both new bathroom fixtures — enhances functionality and aesthetics
• Both new exterior paint — enhances curb appeal and value
• Both new flooring — improves comfort and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets need touch-up	Minor	$500–3,000
bathroom fixtures · existing fixtures need cleaning	Minor	$500–3,000
exterior siding · existing siding needs touch-up	Minor	$500–3,000
interior walls · existing paint needs touch-up	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both new kitchen appliances — improves functionality and aesthetics ↑
• Both new bathroom fixtures — enhances functionality and aesthetics ↑
• Both new exterior paint — enhances curb appeal and value ↑
• Both new flooring — improves comfort and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Vann Crossroads

• Score: 38/100
• State rank: #735
• US rank: #27448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vann Crossroads, NC
• Population (ZIP): 26,314

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Black 29% Hispanic / Latino 26% Two or more races 4% Native American 4%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.24%
• Current HPI: 236.0823
• 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

1 event — show timeline

• 2026-05-21 Listed $145,000 LPRMLS