1782 US 74 Business Hwy · Ellenboro, NC 28040

$139,900

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 270 Days on market

Built 1954 0.48 ac lot Est $175k · 20% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ranch-style home featuring three bedrooms, one bathroom, and a bonus room, located on US 74 Business. The property includes a detached shed and sits on approximately 0.48 acres. Property is being sold as-is. Buyers and agents are encouraged to review all attachments prior to submitting offers.

Key facts

• Bonus room
• Solid foundation
• Flexible bonus room

Tags

• BONUS ROOM
• FLEXIBLE BONUS ROOM
• CONVENIENT LOCATION
• SOLID FOUNDATION

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway with 3 open parking spaces
• Utilities: City water; Septic system installed
• Home design: Single-family residence; One story; Site-built
• Construction: Vinyl and wood construction; Crawl space foundation
• Exterior features: Cleared lot; Road access: dirt, gravel and paved; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: 7 total rooms; Mud room laundry area; Heating: Other (see remarks); Cooling: Other (see remarks)
• Laundry & utility: Washer/Dryer included; Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $137k (2.1% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#407 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Rutherford County Schools (rural): math 43% / reading 44% proficiency, ranked #98 of 178 in NC (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 48 active listings in the ZIP; 193 units permitted in Rutherford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rutherford County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $174,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Bradley Rd	0.45mi	2/1.0 (-1)	1,165 (+9%)	15mo	$190,000	$163	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,452
• Equity at exit: $20,860

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $10,820
• Equity at exit: $12,096

Cash invested: $39,172 (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 28040

• Home prices YoY: -10.1%
• Active inventory: 48
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $224

Break-even live

Break-even rent $1,086

Max offer price $139,900

Occupancy floor 79%

Sensitivity live

Price	-10% $303	-5% $264	+0% $224	+5% $184	+10% $145
Rent	-10% $116	-5% $170	+0% $224	+5% $278	+10% $332
Rate	-1.0pp $294	-0.5pp $260	base $224	+0.5pp $188	+1.0pp $151

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-04
   status Pending
2. 2026-04-21
   status Active
3. 2026-04-13
   historical Active Under Contract
4. 2026-04-08
   status Active
5. 2026-03-30
   status Pending
6. 2026-02-03
   status Active
7. 2026-01-24
   status Pending
8. 2025-12-04
   price $139,900
9. 2025-11-03
   price $149,900
10. 2025-10-02
    price $154,900
11. 2025-09-02
    price $159,900
12. 2025-07-18
    listed $169,900 Active
13. 2025-05-07
    price $45,000
14. 2025-04-10
    listed $30,000 Active

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$354/yr (+$29/mo · 44.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,436
• − Mortgage interest: −$7,837
• − Property taxes: −$793
• − Insurance: −$700
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,070
• Taxable income: $407
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,590/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: Rutherford County Schools
• NCES district ID: 3704080
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $36,490
• Composite: 36.11/100
• National rank: #4753
• State rank: #98 of 178 in NC

Livability — Ellenboro

• Score: 63/100
• State rank: #407
• US rank: #15416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,047

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 63,695 people
• By 2030: 61,670 · -3.2%
• By 2040: 57,212 · -10.2%
• By 2050: 52,763 · -17.2%
• By 2075: 44,493 · -30.1%
• By 2100: 38,127 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 4% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Rutherford

• 2024 margin: Solid R (+47.8) · D 25.8% · R 73.6%
• 2008→2024 swing: -16.0pp toward R · 2008: -31.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.8 2016: R+47.9 2012: R+33.5 2008: R+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.84%
• Current HPI: 274.2615
• 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

+366.3% since first listed

14 events — show timeline

• 2026-05-04 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-21 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-04-13 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-08 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-30 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-02-03 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-01-24 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $139,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $149,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $154,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $159,900 CANOPYMLS as Distributed by MLS Grid
• 2025-07-18 Listed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2025-05-07 Price Changed $45,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-10 Listed $30,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $793 · +12.9% YoY. Source: county tax records.