1329 Magnolia Church Rd · Stedman, NC 28351

$155,000

3 bd · 2.0 ba · 1,693 sqft · SingleFamily public records · 182 Days on market

Built 1954

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Why this score? — see what drove the D 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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

-Wow! Nice home! Your buyer will love this classic home in the country. Avoid city taxes! A place you will love to come home to! New Well New Stove very nice!

Key facts

• Easy access
• Walk-in closet
• Ceiling fans

Tags

• 1.26 ACRES
• CEILING FANS
• WALK-IN CLOSET
• KITCHEN EQUIPPED
• EASY ACCESS

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; 1-car carport
• Security: Smoke detector(s)
• Utilities: Water from spring and well; Holding tank and septic sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer exterior
• Exterior features: Brick veneer construction; Zoned A1A (Residential District); Subdivision: STEDMAN

Interior

• Kitchen: Refrigerator; Range
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Kitchen island; Walk-in closet(s); Window coverings and blinds; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-66 ($-795/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (21.8% below list).
• Recommended offer: $121k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.3% in Stedman — 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 71/100 on livability (#107 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stedman Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 271 students, 99% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 54% at this address vs 36% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 12 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $749 appreciation (0.5% local appreciation)).

Negotiation context

• It's been on market 182 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $55k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $155k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,208 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.88×
• Total profit: $-5,208
• Equity at exit: $48,791

10-year hold

• IRR: 2.9%
• Equity multiple: 1.33×
• Total profit: $14,424
• Equity at exit: $61,760

Cash invested: $43,400 (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 28351

• Home prices YoY: 0.3%
• Active inventory: 12
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-66

Break-even live

Break-even rent $1,296

Max offer price $143,295

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-22	+0% $-66	+5% $-110	+10% $-154
Rent	-10% $-162	-5% $-114	+0% $-66	+5% $-18	+10% $29
Rate	-1.0pp $12	-0.5pp $-27	base $-66	+0.5pp $-106	+1.0pp $-147

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-21
   status Pending
2. 2026-05-03
   price $155,000
3. 2026-04-06
   status Active
4. 2026-03-11
   status Pending
5. 2026-02-23
   price $178,000
6. 2026-02-14
   status Active
7. 2025-11-14
   status Pending
8. 2025-09-03
   price $200,000
9. 2025-07-26
   listed $210,000 Active
10. 2015-03-09
    soldstatus $89,900 158-char remark

    Show marketing remark (158 chars)

    -Wow! Nice home! Your buyer will love this classic home in the country. Avoid city taxes! A place you will love to come home to! New Well New Stove very nice!

11. 2015-03-06
    soldstatus $90,000
12. 2014-11-06
    listed $89,900 158-char remark

    Show marketing remark (158 chars)

    -Wow! Nice home! Your buyer will love this classic home in the country. Avoid city taxes! A place you will love to come home to! New Well New Stove very nice!

13. 2014-07-15
    historical
14. 2014-01-03
    listed $105,000
15. 2014-01-03
    listed $105,000
16. 1990-12-10
    soldstatus $35,000

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,545
• − Mortgage interest: −$8,682
• − Property taxes: −$1,757
• − Insurance: −$775
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$4,509
• Taxable loss: −$3,505
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $46/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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Stedman

• Score: 71/100
• State rank: #107
• US rank: #6799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,792

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 60% Black 16% Native American 11% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.48%
• Current HPI: 189.4535
• 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

+342.9% since first listed

16 events — show timeline

• 2026-05-21 Pending — LPRMLS
• 2026-05-03 Price Changed $155,000 LPRMLS
• 2026-04-06 Relisted — LPRMLS
• 2026-03-11 Pending — LPRMLS
• 2026-02-23 Price Changed $178,000 LPRMLS
• 2026-02-14 Relisted — LPRMLS
• 2025-11-14 Pending — LPRMLS
• 2025-09-03 Price Changed $200,000 LPRMLS
• 2025-07-26 Listed $210,000 LPRMLS
• 2015-03-09 Sold (MLS) $89,900 LPRMLS
• 2015-03-06 Sold (Public Records) $90,000 Public Records
• 2014-11-06 Listed $89,900 LPRMLS
• 2014-07-15 Listing Removed — TMLS
• 2014-01-03 Listed $105,000 LPRMLS
• 2014-01-03 Listed $105,000 TMLS
• 1990-12-10 Sold (Public Records) $35,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,757 · +38.9% YoY. Source: county tax records.