2755 US 74 Hwy E · Wadesboro, NC 28170

$175,000

4 bd · 2.0 ba · 2,146 sqft · SingleFamily · 179 Days on market

Built 1946 2.27 ac lot

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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 +17.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Livability +2.1/5.0

Listing remarks MLS

Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

Key facts

• New hvac
• Covered area
• Partial basement

Tags

• 2.27 ACRES
• PARTIAL BASEMENT
• NEW HVAC
• TWO FIREPLACES
• LARGE SHOP
• COVERED AREA

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: County water; Septic system installed
• Home design: Single family residence; Site-built construction; One and one-half levels; Vinyl exterior
• Construction: Basement and crawl space foundation
• Exterior features: Lot approximately 2.27 acres; Roads are gravel and paved; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (main level: 3, upper level: 1)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 10 total rooms; Basement with exterior entry (partial); Fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $171k (2.2% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#728 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anson High School (math 22% / reading 22%, grade F, #484 of 535 statewide, top 91%, 655 students, 98% FRL) — zoned schools average 98% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $175k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1946 — 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 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?
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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $104,382
• Equity at exit: $157,654

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $300,324
• Equity at exit: $339,987

Cash invested: $49,000 (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 28170

• Home prices YoY: 5.8%
• Active inventory: 87
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $142

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 87%

Sensitivity live

Price	-10% $263	-5% $203	+0% $142	+5% $82	+10% $21
Rent	-10% $7	-5% $74	+0% $142	+5% $210	+10% $277
Rate	-1.0pp $230	-0.5pp $187	base $142	+0.5pp $97	+1.0pp $51

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $175,000 Active 179 DOM
2. 2026-06-18
   days on market $175,000 Active 177 DOM
3. 2026-06-17
   days on market $175,000 Active 176 DOM
4. 2026-06-16
   days on market $175,000 Active 175 DOM
5. 2026-06-15
   days on market $175,000 Active 174 DOM
6. 2026-06-13
   days on market $175,000 Active 172 DOM
7. 2026-06-12
   days on market $175,000 Active 171 DOM
8. 2026-06-09
   days on market $175,000 Active 168 DOM
9. 2026-06-08
   days on market $175,000 Active 167 DOM
10. 2026-06-07
    days on market $175,000 Active 166 DOM
11. 2026-06-07
    days on market $175,000 Active 165 DOM
12. 2026-06-04
    days on market $175,000 Active 162 DOM
13. 2026-06-02
    days on market $175,000 Active 161 DOM
14. 2026-06-01
    days on market $175,000 Active 160 DOM
15. 2026-05-31
    days on market $175,000 Active 159 DOM
16. 2026-04-14
    status Active
17. 2026-04-02
    status Pending
18. 2026-03-24
    price $175,000
19. 2025-12-11
    listed $185,000 Active
20. 2016-04-10
    historical Under Contract - Show 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

21. 2016-04-08
    soldstatus $109,900 Closed 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

22. 2016-04-07
    historical 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

23. 2016-02-11
    historical Under Contract - Show 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

24. 2015-08-24
    status Active 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

25. 2015-08-24
    historical 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

26. 2015-04-15
    price $109,900 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

27. 2015-01-26
    status Active 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

28. 2015-01-24
    historical 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

29. 2014-11-23
    listed $124,900 Active 510-char remark

    Show marketing remark (510 chars)

    Located on 2744 US 74 on 2 Acres. One & 1/2 Story totaling 2166 sf vinyl exterior, large hardwoods, garden spot. Freshly painted interior, living room with brick fireplace, 22'x10' kitchen/dining area -updated appliances & pantry! Spacious master bedroom includes fireplace, private deck, walk-in custom closet & fantastic MASTER BATH! Total 3 bedrooms on main floor & one upstairs with office/hobby area. Workshop, carport. Additional 3 acres with pond may be purchased separately $20,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,528
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,091
• Taxable loss: −$1,150
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,980/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: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

Livability — Wadesboro

• Score: 41/100
• State rank: #728
• US rank: #27112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,595

Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• 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

+40.1% since first listed

14 events — show timeline

• 2026-04-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-04-02 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-11 Listed $185,000 CANOPYMLS as Distributed by MLS Grid
• 2016-04-10 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2016-04-08 Sold (MLS) $109,900 CANOPYMLS as Distributed by MLS Grid
• 2016-04-07 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2016-02-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2015-08-24 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2015-08-24 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2015-04-15 Price Changed $109,900 CANOPYMLS as Distributed by MLS Grid
• 2015-01-26 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2015-01-24 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2014-11-23 Listed $124,900 CANOPYMLS as Distributed by MLS Grid