403 Henderson St · Williamston, NC 27892

$129,500

3 bd · 1.0 ba · 1,466 sqft · SingleFamily public records · 82 Days on market

Built 1978 9,583 sqft lot Est $136k · 5% 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 +17.3/30.0
• ARV discount +9.8/15.0
• Appreciation +7.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Brick Home Sold As IS.

Key facts

• Updated brick ranch
• Easy access to park
• Recessed lighting

Tags

• UPDATED BRICK RANCH
• EASY ACCESS TO PARK
• STYLISH LVT FLOORING
• RECESSED LIGHTING
• WELL-DESIGNED KITCHEN
• BEAUTIFUL WOOD CABINETS

Property features AI

Exterior

• Parking: On-street parking; Off-street parking; On-site paved parking; Concrete surfaces
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single family residence; One level
• Construction: Brick veneer and vinyl siding over frame construction; Metal roof; Brick/mortar foundation; Built as a residential single-family home
• Exterior features: Covered porch; Porch; Barn(s); Interior lot; Wooded

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating; Forced air; Heat pump
• Interior features: Window coverings; Insulated windows; Unfurnished; Vented exhaust fan
• Laundry & utility: Washer hookup; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $118k (9.0% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.6% in Williamston — 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 58/100 on livability (#584 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: E J Hayes Elementary (math 28% / reading 35%, grade F, #945 of 1,410 statewide, top 68%, 273 students, 99% FRL); Riverside Middle (math 18% / reading 33%, grade F, #388 of 475 statewide, top 83%, 364 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($895 loan paydown + $7k appreciation (5.1% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $130k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $117,858 (9.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $136,338
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Halifax St	0.08mi	3/1.5	1,589 (+8%)	9mo	$50,000	$31	73
405 E Simmons Ave	0.11mi	3/2.0	1,315 (-10%)	5mo	$120,000	$91	70
303 Ray St	0.37mi	3/1.0	1,346 (-8%)	6mo	$48,200	$36	64
306 W Simmons Ave	0.53mi	3/1.5	1,405 (-4%)	10mo	$145,000	$103	58
402 Warren St	0.57mi	3/2.0	1,492 (+2%)	12mo	$138,050	$93	56
208 White St	0.66mi	4/1.0 (+1)	1,391 (-5%)	0mo	$55,000	$40	55
407 W Woodlawn Dr	0.56mi	3/2.0	1,600 (+9%)	2mo	$148,000	$93	53
904 N Smithwick St	0.49mi	3/1.0	1,266 (-14%)	7mo	$134,900	$107	49
216 N Elm St	0.59mi	3/1.0	1,260 (-14%)	12mo	$85,000	$67	39
117 Reddick St	0.73mi	3/1.0	1,326 (-10%)	14mo	$123,000	$93	38
113 Reddick St	0.73mi	2/1.0 (-1)	1,578 (+8%)	15mo	$30,001	$19	35
503 S Haughton St	0.68mi	3/1.0	1,249 (-15%)	10mo	$136,000	$109	35

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

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 2.02×
• Total profit: $36,854
• Equity at exit: $74,371

10-year hold

• IRR: 16.2%
• Equity multiple: 3.92×
• Total profit: $105,699
• Equity at exit: $129,177

Cash invested: $36,260 (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 27892

• Home prices YoY: 3.0%
• Active inventory: 73
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $96

Break-even live

Break-even rent $1,057

Max offer price $129,500

Occupancy floor 87%

Sensitivity live

Price	-10% $169	-5% $132	+0% $96	+5% $59	+10% $22
Rent	-10% $3	-5% $49	+0% $96	+5% $142	+10% $189
Rate	-1.0pp $161	-0.5pp $129	base $96	+0.5pp $62	+1.0pp $28

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $129,500 Active 82 DOM
2. 2026-06-19
   days on market $129,500 Active 80 DOM
3. 2026-06-18
   days on market $129,500 Active 79 DOM
4. 2026-06-17
   days on market $129,500 Active 78 DOM
5. 2026-06-16
   days on market $129,500 Active 77 DOM
6. 2026-06-16
   price $129,500 Active 76 DOM
7. 2026-06-15
   days on market $134,500 Active 76 DOM
8. 2026-06-14
   days on market $134,500 Active 74 DOM
9. 2026-06-12
   days on market $134,500 Active 73 DOM
10. 2026-06-09
    days on market $134,500 Active 70 DOM
11. 2026-06-08
    days on market $134,500 Active 69 DOM
12. 2026-06-07
    days on market $134,500 Active 68 DOM
13. 2026-06-03
    days on market $134,500 Active 64 DOM
14. 2026-06-02
    days on market $134,500 Active 63 DOM
15. 2026-06-01
    days on market $134,500 Active 62 DOM
16. 2026-05-31
    days on market $134,500 Active 61 DOM
17. 2026-05-30
    days on market $134,500 Active 60 DOM
18. 2026-05-02
    status Active
19. 2026-03-23
    price $134,500
20. 2026-03-09
    price $139,500
21. 2026-02-24
    price $144,500
22. 2025-12-31
    status Active
23. 2025-12-11
    historical Active Under Contract
24. 2025-11-19
    status Pending
25. 2025-11-19
    historical
26. 2025-10-18
    listed $149,500 Active
27. 2022-09-27
    soldstatus $43,751 Closed 22-char remark

    Show marketing remark (22 chars)

    Brick Home Sold As IS.

28. 2022-09-01
    status Pending 22-char remark

    Show marketing remark (22 chars)

    Brick Home Sold As IS.

29. 2022-08-29
    status Active 22-char remark

    Show marketing remark (22 chars)

    Brick Home Sold As IS.

30. 2022-08-22
    status Pending 22-char remark

    Show marketing remark (22 chars)

    Brick Home Sold As IS.

31. 2022-08-17
    status Active 22-char remark

    Show marketing remark (22 chars)

    Brick Home Sold As IS.

32. 2022-08-11
    status Pending 22-char remark

    Show marketing remark (22 chars)

    Brick Home Sold As IS.

33. 2022-08-10
    listed $40,000 Active 22-char remark

    Show marketing remark (22 chars)

    Brick Home Sold As IS.

34. 2007-05-25
    soldstatus $52,530 48-char remark

    Show marketing remark (48 chars)

    SELLING AS IS, STORAGE BUILDING, THERMAL WINDOWS

35. 2007-05-25
    soldstatus $52,530

    Show marketing remark (48 chars)

    SELLING AS IS, STORAGE BUILDING, THERMAL WINDOWS

36. 2007-02-16
    listed $54,900 48-char remark

    Show marketing remark (48 chars)

    SELLING AS IS, STORAGE BUILDING, THERMAL WINDOWS

37. 2007-02-15
    listed $54,900

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,227 · $102/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,143
• − Mortgage interest: −$7,254
• − Property taxes: −$1,227
• − Insurance: −$648
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,767
• Taxable loss: −$1,016
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $1,393/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Williamston

• Score: 58/100
• State rank: #584
• US rank: #21504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamston, NC
• Population (ZIP): 13,387

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Black 38% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 178.4817
• 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

+145.0% since first listed

20 events — show timeline

• 2026-05-02 Relisted — Hive MLS
• 2026-03-23 Price Changed $134,500 Hive MLS
• 2026-03-09 Price Changed $139,500 Hive MLS
• 2026-02-24 Price Changed $144,500 Hive MLS
• 2025-12-31 Relisted — Hive MLS
• 2025-12-11 Contingent — Hive MLS
• 2025-11-19 Pending — Hive MLS
• 2025-11-19 Listing Removed — Hive MLS
• 2025-10-18 Listed $149,500 Hive MLS
• 2022-09-27 Sold (MLS) $43,751 Hive MLS
• 2022-09-01 Pending — Hive MLS
• 2022-08-29 Relisted — Hive MLS
• 2022-08-22 Pending — Hive MLS
• 2022-08-17 Relisted — Hive MLS
• 2022-08-11 Pending — Hive MLS
• 2022-08-10 Listed $40,000 Hive MLS
• 2007-05-25 Sold (MLS) $52,530 Hive MLS
• 2007-05-25 Sold (MLS) $52,530 Hive MLS
• 2007-02-16 Listed $54,900 Hive MLS
• 2007-02-15 Listed $54,900 Hive MLS

Property tax history

+3.4%/yr

Latest (2025): $1,227 · +46.0% YoY. Source: county tax records.