11620 Mistletoe Dr · Laurinburg, NC 28352

$120,000

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 13 Days on market

Built 1979 0.56 ac lot Est $225k · 47% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.5/10.0

Listing remarks

Bring your design ideas and unlock the incredible potential of this 3-bedroom, 2-bathroom home located in a great neighborhood! Positioned on a beautiful lot in Country Club Estates, this property offers a rare chance to get into a prime location at an accessible price point. While the home requires updating, cosmetic work, and modernizing, it features a functional floor plan with great bones. The spacious living area flows into the kitchen, waiting for your custom touch. The primary suite includes an attached bath, and two additional bedrooms offer plenty of space for family, a home office, or guests. Priced ''AS IS, '' this is the perfect canvas for an ambitious homeowner looking to custo

Key facts

• Great neighborhood
• Spacious living area
• Beautiful lot

Tags

• GREAT NEIGHBORHOOD
• BEAUTIFUL LOT
• PRIME LOCATION
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREA
• ATTACHED BATH

Property features AI

Finance

• HOA & community: Subdivision: C C Estates

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Cable available; Water connected
• Home design: Single-family residence; One level; Entry at level 1
• Construction: Vinyl siding with frame construction; Shingle roof; Crawl space foundation; Built as a single-story structure
• Exterior features: Covered patio/porch; Deck; Front porch; Has a view; Paved road access; Lot irregularly shaped (about 0.56 acres); Lot features — see remarks; Frontage — see remarks

Interior

• Bedrooms: 7 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Wall/window unit(s); Electric heating; Heat pump
• Interior features: See remarks
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.3% vs local median 5.1% in Laurinburg — 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 56/100 on livability (#632 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Scotland County Schools (town): math 23% / reading 28% proficiency, ranked #160 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carver Middle (math 17% / reading 26%, grade F, #422 of 475 statewide, top 89%, 659 students, 100% FRL); Scotland High School (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,445 students, 98% FRL) — zoned schools average 99% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 157 active listings in the ZIP; 70 units permitted in Scotland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Scotland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1979 — 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. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $225,132
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11621 Purcell Rd	0.30mi	3/2.0	1,518 (-2%)	1mo	$184,500	$122	82
12661 Birchwood Cir	0.24mi	3/2.0	1,643 (+6%)	11mo	$275,000	$167	69
12620 Birchwood Cir	0.20mi	3/2.0	1,351 (-12%)	14mo	$165,000	$122	59
12440 Huntington Dr	0.69mi	3/2.0	1,535 (-0%)	23mo	$235,000	$153	48
11541 Pinecroft St	0.35mi	3/2.0	1,350 (-12%)	22mo	$150,000	$111	45
12200 Mallard Creek Dr	0.73mi	3/2.0	1,395 (-10%)	11mo	$215,000	$154	41
12281 Mallard Creek Dr	0.71mi	2/2.0 (-1)	1,384 (-10%)	16mo	$202,500	$146	32
12021 Purcell Rd	0.62mi	3/2.0	1,334 (-14%)	22mo	$84,900	$64	30

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-324
• Equity at exit: $17,892

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $24,293
• Equity at exit: $10,375

Cash invested: $33,600 (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 28352

• Home prices YoY: -3.4%
• Active inventory: 157
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $300

Break-even live

Break-even rent $973

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $368	-5% $334	+0% $300	+5% $267	+10% $233
Rent	-10% $194	-5% $247	+0% $300	+5% $354	+10% $407
Rate	-1.0pp $361	-0.5pp $331	base $300	+0.5pp $269	+1.0pp $238

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $120,000 Active 13 DOM
2. 2026-06-18
   days on market $120,000 Active 10 DOM
3. 2026-06-17
   days on market $120,000 Active 9 DOM
4. 2026-06-16
   days on market $120,000 Active 8 DOM
5. 2026-06-15
   days on market $120,000 Active 7 DOM
6. 2026-06-14
   days on market $120,000 Active 5 DOM
7. 2026-06-13
   days on market $120,000 Active 4 DOM
8. 2026-06-10
   days on market $120,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $120,000 Active 1 DOM

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $16,239
• − Mortgage interest: −$6,722
• − Property taxes: −$1,071
• − Insurance: −$600
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,491
• Taxable income: $1,757
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $3,184/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: Scotland County Schools
• NCES district ID: 3704200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $31,203
• Composite: 20.66/100
• National rank: #8536
• State rank: #160 of 178 in NC

Livability — Laurinburg

• Score: 56/100
• State rank: #632
• US rank: #22962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurinburg, NC
• Population (ZIP): 24,177

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 33,331 people
• By 2030: 32,017 · -3.9%
• By 2040: 29,290 · -12.1%
• By 2050: 26,554 · -20.3%
• By 2075: 19,857 · -40.4%
• By 2100: 13,851 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 42% White 37% Native American 11% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Scotland

• 2024 margin: Lean R (+6.9) · D 46.2% · R 53.1%
• 2008→2024 swing: -22.0pp toward R · 2008: 15.1pp · 2024: -6.9pp
• All cycles: 2024: R+6.9 2020: R+1.9 2016: D+7.8 2012: D+16.6 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.08%
• Current HPI: 255.331
• 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

+33.3% since first listed

2 events — show timeline

• 2026-06-08 Listed $120,000 Hive MLS
• 2005-03-01 Sold (Public Records) $90,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,071 · +0.0% YoY. Source: county tax records.